Vitality and Viability Health Check: Acorn Road
Date of site visit: 22 June 2016 Status: Local Centre Total Number of Units: 58 Total Number of Vacant Units: 3 (5%)
Key Attractions: Waitrose, Tesco, Chemist, Post Office, number of cafes and restaurants.
Centre Summary
Acorn Road is located approximately 1km north of Newcastle City Centre. It primarily serves the communities of Jesmond, Dene and East Gosforth and is located in North Jesmond ward. The centre has a strong convenience goods offer with a Waitrose and Tesco as well as a number of service uses, cafes, restaurants and a number of independent traders.
Diversity of Uses
Land Use Number of Occupied Percentage % Units (2016) (Approximate) Convenience 5 9 Comparison 12 22 Service 27 49 Service Retail 11 20 TOTAL 55 100
The centre is located in an area of the city with a high proportion of students and young professionals consequently, the dominant use in the centre is service uses with 49% of units occupied for this use, including a strong presence of estate and letting agents and cafes/restaurants.
Use Class and Number of Units
Use Class Number of Occupied Percentage % Units (2016) (Approximate) A1 30 55 A2 12 22 A3 7 13 A5 2 4 B1 4 7 TOTAL 55 100
A significant number of units are still occupied by Use Class A1 Shops, (55%) this includes a number of service retail uses including a post office, chemists, hairdressers and dry cleaners. The centre has a strong presence of independent and national retailers, including a little Waitrose and a Tesco Metro.
Estimated Rental Levels
No data is available for rental levels or turnover at Acorn Road Local Centre.
Accessibility
Acorn Road can be accessed via car, bus and metro. The main arrival point for Acorn Road is via West Jesmond metro station, and via on-street parking on the residential streets surrounding Acorn Road. The centre suffered from busy roads with on-street parking problems.
Consequently, a need was identified to improve Acorn Road for pedestrians, drivers and as a destination for cyclists. The Council have remodelled Acorn Road by implementing the following scheme: • Raising the road surface to the levels of footpaths making it easier for pushchairs and wheelchair users to get around; • Widening pavements – to allow for pavement cafes and making it easier for people to get around; • Making the area more attractive with public seating and landscaping with a tree lined avenue for residents, shoppers and visitors to enjoy; • Introducing smart traffic lights at the junction with Osborne Road; • Introducing a contra flow system for cyclists to enable them to pedal in both directions; • Turning the street into one way for traffic; • Calming traffic measures to keep traffic speeds low; and • A number of bike parking areas for people to securely leave their bikes
The changes will improve traffic flows, make the road more attractive and safer for cyclists and people who shop in the area. This scheme was completed in early 2016.
Potential Sites/Opportunity for Change
There are no obvious opportunity sites or land available, other than the redevelopment of the existing units within the boundary of the centre.
Pedestrian Flow
Our visual observations at the time of our site visit (Wednesday morning) were that pedestrian flows were steady.
Environmental Quality
Acorn Road is characterised by small retail units occupying the ground floor of Victorian terraced properties. The centre has a strong representation of independent traders, as well as a number of national multiples. Each of the individual units are well maintained. The environmental quality is good with little evidence of litter.
Safety Perception and Crime
The general feeling of safety was good. The centre has a strong walk-in catchment leading to opportunities for natural surveillance. The traffic improvements have helped to improve safety at the centre.
Comments…
Acorn Road is a high performing Local Centre.
Acorn Road is a vibrant centre with a strong walk-in catchment, low vacancy and high footfall. The centre serves both the local population and the niche high-end market with destination retailers.
Vitality and Viability Health Check: Adelaide Terrace
Date of site visit: 4 July 2016 Status: District Centre Total Number of Units: 104 Total Number of Vacant Units: 14 (13.4%)
Key Attractions: Post Office, Asda and Lidl
Centre Summary
Adelaide Terrace is located approximately 3km south-west of the city centre. It serves the communities of Benwell, Scotswood, Elswick, Fenham and Wingrove. The catchment of Adelaide Terrace is deprived, with low spending power. The vacancy rate is improving from the 2012 Health check and is currently 13.4% (14 vacant units). The convenience goods offer at the centre has also improved with an Asda Supermarket now trading in addition to an existing Lidl store.
Diversity of Uses
Land Use Number of Occupied Percentage % Units (2016) (Approximate) Convenience 20 22 Comparison 24 27 Service Retail 13 14 Service 23 26 Other Uses 10 11 TOTAL 90 100
The vacancy rate at the centre has reduced from the 2012 Health Check, which is positive. The centre has a strong convenience goods offer with a Lidl, Asda supermarket and an Iceland. The centre also has a strong representation of small independent traders serving the local catchment including a fishmonger, butchers and a number of furniture retailers. The centre also a strong service offer including a number of hot food takeaways.
Use Class and Number of Units
Use Class Number of Occupied Percentage % Units (2016) (Approximate) A1 56 62 A2 6 7 A3 6 7 A5 8 9 B1 4 4 B2 1 1 B8 3 3 Sui Generis 6 7 TOTAL 90 100 The dominant use in Adelaide Terrace remains use class A1 shops. This is evident from the significant number of independent retailers as well as three national supermarket chains Lidl, Asda and Iceland.
Estimated Rental levels
No data is available for Rental levels or turnover at Adelaide Terrace District Centre.
Accessibility
Adelaide Terrace can be accessed via bus and car. Lidl has a large surface car park and in addition to on-street parking, there is also a car park available at the Adelaide Centre – a purpose built shopping precinct. Public transport to Adelaide Terrace is good with buses available every 5 minutes.
Potential Sites/Opportunity for Change
Adelaide Terrace is an allocated District Centre in the Benwell Scotswood Area Action Plan (BSAAP) and Core Strategy and Urban Core Plan (CSUCP). The BSAAP allocates a significant area of land as the district heart. This includes providing land for mixed use developments.
Boundary Review
The boundary of Adelaide Terrace allocated in the BSAAP is significant and includes an area which is predominantly industrial. The boundary also includes other non- commercial premises including residential. It is therefore considered that the boundary is revised to remove these areas.
Environmental Quality
Adelaide Terrace is characterised by traditional terraced properties with small ground floor retail units. The centre also includes a purpose built shopping precinct and a free-standing Lidl food store. The quality of the terraced properties are average with some evidence of graffiti and litter.
Safety Perception and Crime
The general perception of safety on Adelaide Terrace is average. Some areas of the centre have poor natural surveillance. There are also an inadequate number of pedestrian crossing points, particularly at the western end of the centre.
Comments…
Efficient Centre
Adelaide Terrace is an improving centre, and is considered to be efficient. The vacancy rate has reduced from 2012 and the centre has an additional national supermarket anchor with an Asda Supermarket. The convenience offer at this centre is therefore good. The boundary of the centre has been revised to consolidate the offer and remove non-retail uses from the boundary.
Vitality and Viability Health Check: Arlington Avenue
Date of site visit: 15 August 2016 Status: Local Centre Total Number of Units: 11 Total Number of Vacant Units: 3 (27%)
Key Attractions: Chemist, Post Office, Pharmacy and Convenience store.
Centre Summary
Arlington Avenue local centre is located 3km to the North of Newcastle City Centre. The centre extends for approximately 100m along Arlington Avenue. The centre is a 1960s parade of shops with off-street parking available to the front.
Diversity of Uses
Land Use Number of Occupied Percentage % Units (2016) (Approximate) Convenience 1 12.5 Service 2 25 Service Retail 3 37.5 Other Uses 2 25 TOTAL 8 100
Arlington Avenue is a small linear parade of shops with service retail and service uses dominating the centre including a chemist, hairdressers and a hot food takeaway. The former Montague Mini Market convenience store remains vacant.
Use Class and Number of Units
Use Class Number of Occupied Percentage % Units (2016) (Approximate) A1 5 62.5 A2 1 12.5 A5 1 12.5 Sui Generis 1 12.5 TOTAL 8 100
Five units which represents 62.5% of all units at Arlington Avenue Local Centre are used for Use Class A1 (retail) including a post office and small convenience store. The centre is situated within the Montague Estate and serves a local walk-in catchment. Passing trade is therefore limited, which is reflected in the offer available at the centre.
Estimated Rental Levels
No data is available for rental levels or turnover at Arlington Avenue Local Centre.
Accessibility
The centre is located within Montague Estate and serves a predominantly walk-in catchment. The centre does have off-street parking available.
Potential Sites/Opportunity for Change
There are no obvious opportunity sites or land available.
Pedestrian Flow
Our visual observations at the time of our site visit (Monday afternoon) were that pedestrian flows were quiet.
Environmental Quality
The centre was generally clean and tidy with a small area of soft landscaping, a seat and litter bins present. The units have roller shutters with graffiti art following a community art project.
Safety Perception and Crime
There is no published data, statistics and crime reduction initiatives specifically relating to this centre.
Comments
Arlington Avenue is a centre at risk.
The centre comprises a total of 11 units, 3 of which are currently vacant and have been for some time. It therefore has a very high vacancy rate (27%). The centre principally serves a walk-in catchment from the surrounding residential area and does have a post office, convenience store and chemist.
Vitality and Viability Health Check: Ashburton Road
Date of site visit: 6 July 2016 Status: Local Centre Total Number of Units: 15 Total Number of Vacant Units: 2 (13%)
Key Attractions: Butchers, Convenience store, Pharmacy
Centre Summary
The linear centre of Ashburton Road is located in the ward of West Gosforth and primarily serves the local residents of this affluent suburb of the city. The centre extends approximately 200 metres along Ashburton Road (north-south axis). The surrounding area is predominantly residential characterised by Victorian terraced streets and 1930s semi-detached properties.
Diversity of Uses
Land Use Number of Occupied Percentage % Units (2016) (Approximate) Convenience 3 23 Comparison 2 15 Service 3 23 Service Retail 5 38 TOTAL 13 100
Ashburton Road is a small local centre with a strong walk-in catchment. The centre has a dominant convenience and service goods offer including a general dealers, newsagent, butchers, hairdressers and beauty salon.
Use Class and Number of Units
Use Class Number of Occupied Percentage % Units (2016) (Approximate) A1 10 77 A3 1 8 A5 1 8 Sui Generis 1 8 TOTAL 13 100
The strength of the use class A1 (retail) is confirmed in floorspace with 77% of units devoted to retail provision. This includes, convenience, comparison and service retail uses.
Estimated Rental levels
No data is available for rental levels or turnover at Ashburton Road Local Centre.
Accessibility
The shopping centre is accessible by car and public transport. Car parking is available on street, providing parking during trading hours. The majority of uses arrive on foot from the surrounding residential area.
Potential Sites/Opportunity for Change
Given the geography of the surrounding residential area, there are no obvious developable sites available.
Pedestrian Flow
Our visual observations at the time of our site visit (Wednesday afternoon) were that pedestrian flows were quiet.
Environmental Quality
The environmental quality is good with clean and well maintained shop frontages. There are no areas of greenery at this centre and no evidence of litter or graffiti at the time of visit.
Safety Perception and Crime
There is no published data, statistics and crime reduction initiatives specifically relating to this local centre. However, surrounding residential streets operate a neighbourhood watch scheme. Natural surveillance is reasonable.
Comments…
Efficient Centre
From observations, Ashburton Road Local Centre is an efficient centre with a good range of shops and services in a good quality environment. It benefits from good footfall and accessibility. The vacancy rate has increased slightly from the 2012 Health Check but is still a vital and viable centre.
Vitality and Viability Health Check: Blakelaw (Moulton Place)
Date of site visit: 15 August 2016 Status: Local Centre Total Number of Units: 15 Total Number of Vacant Units: 0
Key Attractions: Spar convenience store, Bakery, Chemist.
Centre Summary
Blakelaw is located West of the A167, in close proximity to Cowgate, approximately 5km northwest of Newcastle City Centre. It primarily serves the community of Blakelaw and is located within Blakelaw ward. The centre is one of the smallest centres in the city and is council owned and managed. The centre is not visible from the main road and therefore serves a predominantly walk-in catchment.
Diversity of Uses
Land Use Number of Occupied Percentage % Units (2016) (Approximate) Convenience 3 20 Comparison 2 13 Service 6 40 Service Retail 3 20 Other Uses 1 7 TOTAL 15 100
The centre is closely managed by Newcastle City Council and has no vacant units. The dominant use at the centre is service uses with 40% of all units at the centre occupied for this use. Service uses include hot food takeaways and a beauty salon.
Use Class and Number of Units
Use Class Number of Occupied Percentage % Units (2016) (Approximate) A1 8 53 A2 1 7 A5 3 20 Sui Generis 3 20 TOTAL 15 100
Use Class A1 retail has the highest representation at the centre with 53% of all units occupied for retail use. Including two hairdressers, a bakers and a convenience store. The centre also has a high number of hot food takeaways with three units (20%) occupied for use class A5.
Estimated Rental levels
No data is available for rental levels or turnover at Blakelaw (Moulton Place) Local Centre.
Accessibility
Blakelaw can be accessed either on foot, by car or public transport. There are three different bus routes serving Blakelaw, but none stop adjacent to the retail centre. Instead all the routes take passengers to the nearby Cragston Avenue. Frequencies range from every 20 minutes to hourly. The location of bus stops, the low number of services and the fact that the most frequent service is only three buses per hour suggests that Blakelaw is not highly accessible by public transport.
Potential Sites/Opportunity for Change
There is an area of land currently used as a car park to the east of the retail centre. Part of this site has been identified for potential residential development.
Pedestrian Flow
Pedestrian flows at the time of the site visit (Tuesday afternoon) were quiet.
Environmental Quality
Blakelaw is a pedestrianised centre with a car park to the east. The centre is a single storey flat roofed purpose built shopping precinct. There was little evidence of graffiti or vandalism at the time of visit.
Safety Perception and Crime
The centre serves a principally walk-in catchment. The centre was relatively clean and tidy at the time of visit. The centre is pedestrianised and has the potential to feel unsafe as there is no passing traffic providing natural surveillance. However, the centre has a number of hot food takeaways which operate during the evenings therefore attracting visitors to the centre outside of daytime hours. Comments… Efficient Centre
Blakelaw is an efficient centre with residential properties and a significant amount of open space surrounding the site. Unlike many other centres in the retail hierarchy, Blakelaw currently has no vacancies and a reasonable retailing offer.
Vitality and Viability Health Check: Brunton Park
Date of site visit: 16 August 2016 Status: Local Centre Total Number of Units: 14 Total Number of Vacant Units: 1 (7%)
Key Attractions: Post Office, Health Centre, Community Centre.
Centre Summary
Brunton Park is located within Brunton Park residential estate to the North of the City Centre. The centre includes community uses including a health centre and community centre. The surrounding residential estate is characterised by 1930s semi-detached properties.
Diversity of Uses
Land Use Number of Occupied Percentage % Units (2016) (Approximate) Convenience 4 31 Comparison 1 8 Service 3 24 Service Retail 2 15 Other Uses 3 24 TOTAL 13 100
The centre has a mix of uses with convenience and service uses particularly dominant. The centre serves a predominantly walk-in catchment from the surrounding residential estate, however, the centre does include a number of specialist shops including an organic butchers and cake shop which attract visitors from a wider catchment.
Use Class and Number of Units
Use Class Number of Occupied Percentage % Units (2016) (Approximate) A1 7 54 A2 1 8 A5 1 8 B1 1 8 D1 3 23 TOTAL 13 100
Use Class A1 (retail) is the dominant use class at this centre including a convenience store, post office, chemist and a newsagent. Although the centre comprises only 13 units it has a good range of shops and services.
Estimated Rental levels
No data is available for rental levels or turnover at Brunton Park Local Centre.
Accessibility
The shopping centre is accessible by foot, car and public transport. Off-street parking is available in dedicated parking bays to the front of the retail units. The centre serves a predominantly walk-in catchment.
Potential Sites/Opportunity for Change
There are no vacant sites for redevelopment. A former public house adjacent to the centre was redeveloped in 2010 as a Care Home.
Boundary Review
It is recommended that the Care Home is excluded from the local centre boundary, and as such future health checks should reflect this revised boundary.
Pedestrian Flow
Pedestrian flows at the time of the site visit (Tuesday afternoon) were steady.
Environmental Quality
The environmental quality of the centre is good, with tidy, well maintained shop fronts. The streetscape of the centre is good with well-maintained pavements and street furniture including planters, benches and litter bins. There are areas of greenery including trees and shrubs. There was no evidence of graffiti, litter or vandalism at the time of the site visit.
Safety Perception and Crime
There is no published data, statistics and crime reduction initiatives specifically relating to this local centre. Natural surveillance is good.
Comments… High Performing Centre
Brunton Park is a high performing local centre. The centre is located adjacent to other community facilities providing vital local services for the local community. The centre has a good range of uses including a small convenience store, chemist, butchers and a post office. The centre also has a number of specialist retailers attracting a wider draw of trade.
Vitality and Viability Health Check: Cedar Road
Date of site visit: 17 August 2016 Status: Local Centre Total Number of Units: 14 Total Number of Vacant Units: 0
Key Attractions: The Co-op food store, Dry Cleaners.
Centre Summary
Cedar Road local centre is located 2.5km to the West of the City Centre. The centre is linear in character, and extends 300m along the southern side of Cedar Road. The centre comprises 14 units in total the majority of which are occupied by independent traders. The centre benefits from a national multiple food retailer (Co-op) which anchors the centre.
Diversity of Uses
Land Use Number of Occupied Percentage % Units (2016) (Approximate) Convenience 2 14 Comparison 3 21 Service 6 43 Service Retail 3 21 TOTAL 14 100
Service uses dominate at Cedar Road Local Centre, with 43% of all units occupied for this use including hot food takeaways and a solarium.
Use Class and Number of Units
Use Class Number of Occupied Percentage % Units (2016) (Approximate) A1 8 57 A2 1 7 A5 3 21 Sui Generis 2 14 TOTAL 14 100
The dominant use class at Cedar Road Local Centre is A1 (retail) with 57% of units occupied for the use class. Such occupiers include convenience store, hairdressers and general dealers.
Estimated Rental levels
No data is available for rental levels or turnover at Cedar Road Local Centre.
Accessibility
The centre is accessible on foot, by car and public transport. The centre is adjacent to a bus route and is therefore easily accessible. On-street parking is available.
Potential Sites/Opportunity for Change
The centre is tightly constrained within a residential area and therefore there are no developable sites available.
Pedestrian Flow
Pedestrian flows at the time of the site visit (Wednesday afternoon) were quiet.
Environmental Quality
The shop frontages at Cedar Road local centre are of a reasonably good standard, particularly the Co-op which has a modern shop fascia. The centre does include a number of hot food takeaways, which detracts from the visual appearance of the centre as the majority have shutters down during the day and one includes a large visible extraction system.
Safety Perception and Crime
Comments… Efficient Centre
Cedar Road is considered to be an efficient centre. The centre benefits from two convenience stores including a national multiple Co-op store which anchors the centre. Although the centre has a strong service offer, it also includes no vacancies which is consistent from the previous Health Check in 2012.
Vitality and Viability Health Check: Chapel House
Date of site visit: 13 October 2016 Status: Local Centre Total Number of Units: 20 Total Number of Vacant Units: 4 (20%)
Key Attractions: Tesco express, Community Centre, Medical Centre, Pharmacy
Centre Summary
Chapel House local centre is located approximately 7km to the east of the city centre in the ward of Westerhope. The centre comprises of a parade of shops, including a separate Tesco express store (formerly a public house) and a good-sized car park. The centre is also close to a number of community facilities, including a medical centre and church.
The retail centre is a 1960s development with residential accommodation above. The centre is partly covered and is pedestrianised. The centre is compact, comprising of 20 units, anchored by a separate Tesco convenience store. The remainder of the centre comprises convenience, comparison, and service uses and includes a number of community facilities.
Diversity of Uses
Land Use Number of Occupied Percentage % Units (2016) (Approximate) Convenience 3 19 Comparison 1 6 Service Retail 3 19 Service 6 38 Other Uses 3 19 TOTAL 16 100
The dominant use at Chapel House local centre is service uses accounting for a combined total of 35% of all uses at the centre.
Use Class and Number of Units
Use Class Number of Occupied Percentage % Units (2016) (Approximate) A1 8 50 A2 2 13 A5 2 13 D1 3 19 Sui Generis 1 6 TOTAL 16 100
The strength of the use class A1 (retail) is confirmed in floorspace with 50% of units devoted to retailing provision. Of this total, 3 units are convenience goods, 1 unit is for the sale of comparison goods, 3 units are dedicated to service retailing and 1 unit dedicated to service.
Estimated Rental levels
No data is available for rental levels or turnover at Chapel House local centre.
Accessibility
Chapel House is located on the western fringes of the City, and has poor accessibility to public transport, compared to other areas of the City. The centre has a large purpose built surface car park.
Potential Sites/Opportunity for Change
The centre, although not in a prominent location, occupies a large site within a residential housing estate. A Tesco Express store has recently opened in the former Turnpike public house.
Pedestrian Flow
Our visual observations at the time of our site visit were that pedestrian flows were steady.
Environmental Quality
Chapel House local centre is clean and functional. The centre has a couple of vacant units, but these do not detract from the overall visual appearance of the centre. The centre has limited street furniture; however, there are green spaces close by and a well-maintained surface car park.
Safety Perception and Crime
There is no published data, statistics and crime reduction initiatives specifically relating to this local area.
Comments…
Efficient Centre
The overall condition of the centre is considered to be good and operating as an efficient centre. Given the centre’s location on the western fringes of the City, the centre has an important top-up convenience shopping function.
Vitality and Viability Health Check: Chillingham Road
Date of site visit: 18 August 2016 Status: District Centre Total Number of Units: 99 Total Number of Vacant Units: 14 (14%)
Key Attractions: Tesco Express, Post office, greengrocer, TSB Bank.
Centre Summary
Chillingham Road is located approximately 2km south-east of Newcastle City Centre. It primarily serves the communities of Byker, Heaton, Sandyford, Walker, Walkergate and parts of Jesmond and Dene and is located in North Heaton ward. Chillingham Road is in close proximity to Shield Road district centre. The centre is buoyant on a busy main vehicular route. The centre has a range of uses but is dominated by services uses.
Diversity of Uses
Land Use Number of Occupied Percentage % Units (2016) (Approximate) Convenience 8 9 Comparison 15 18 Service 50 59 Service Retail 11 13 Other Uses 1 1 TOTAL 85 100
Service uses dominate the centre at 59% of all uses including estate and letting agents and hot food takeaways. The centre has only 9% of all uses occupied for the sale of convenience goods, however, these do include a Tesco Express, greengrocer and newsagents. The surrounding residential area includes a significant number of Tyneside flats occupied by students and young professionals which has influenced the service-orientated offer at this centre.
Use Class and Number of Units
Use Class Number of Occupied Percentage % Units (2016) (Approximate) A1 35 41 A2 19 22 A3 10 12 A4 1 1 A5 15 18 B1 3 4 Sui Generis 2 2 TOTAL 85 100
Use Class A1 (retail) occupies 41% of all the units at Chillingham Road including hairdressers, newsagents, post office and a chemist. The centre also has a strong service offer including a significant number of hot food takeaways, cafes and estate agents. The centre comprises a number of independent traders but also includes national multiples, for example Boots the Chemist, Tesco Express, Pizza Hut and Greggs.
Estimated Rental levels
No data is available for rental levels or turnover at Chillingham Road District Centre.
Accessibility
Chillingham Road can be accessed on foot, by public transport including bus and metro and by car. Public transport to Chillingham Road is good with buses accessing the centre approximately every 7 minutes.
Potential Sites/Opportunity for Change
Chillingham Road is a traditional linear centre. The vitality of the southern section is low due to the distant from the primary shopping offer of the centre to the north and a high presence of hot food takeaways. The boundary of the centre should be revised to consolidate the existing retail provision to the northern section where a number of the A1 occupiers are situated.
Planning permission was granted on the former Motor World site in 2014 for mixed use comprising 1 retail unit A1/A3 and residential development. The development has now commenced on site.
Boundary Review
The Chillingham Road District Centre boundary includes a significant stretch of residential and a primary school which fragments the retail parade to the south from the northern section of the centre. The retailing offer and environmental quality of the centre is significantly better in the northern section of the centre. Consequently it is recommended that the boundary of the centre is revised to remove the section from Meldon Terrace to the south which includes a significant proportion of non-retail uses and does not function as part of the retailing core at this centre. Future retail health checks should reflect this revised boundary.
Pedestrian Flow
Our visual observations at the time of our site visit (Thursday Lunchtime) were that pedestrian flows were busy.
Environmental Quality
The environmental quality of Chillingham Road is in general good. The majority of the shop units are well maintained with little sign of deterioration on both ground and upper floors. The paving and road surfaces are in good condition with off-street parking available. The centre has few areas of soft landscaping, but does include a number of trees and planters. There are also benches placed throughout the centre. Chillingham Road is a busy route and there is a large amount of traffic and parked cars in the main centre which impacts upon the environment.
Safety Perception and Crime
The general feeling of safety was good at Chillingham Road. There was a large amount of natural surveillance and the centre includes a number of evening activities which keeps the centre active throughout the evening.
The centre is well used and there was no obvious signs of vandalism or graffiti.
Comments…
Efficient Centre
Chillingham Road is an efficient centre. The centre includes a significant proportion of service uses catering for the needs of the local population. Although service uses dominate, the centre does include a number of shops and a strong convenience goods offer including a Tesco Express.
Vitality and Viability Health Check: Church Walk
Date of site visit: 25 August 2016 Status: Local Centre Total Number of Units: 14 Total Number of Vacant Units: 4 (29%)
Key Attractions: National multiples including Boots the Chemists and a Post Office.
Centre Summary
Church Walk is located approximately 3km east of the city centre in Walker. It serves a deprived community with high unemployment and low incomes. The Walker Riverside Area Action Plan, adopted 2007 (WRAAP) proposed the demolition and replacement of Church Walk with a smaller local centre. The centre suffers from a high vacancy rate, this has increased from 19% in 2012 and is currently 29%.
Diversity of Uses
Land Use Number of Occupied Percentage % Units (2016) (Approximate) Convenience 4 40 Service 1 10 Service Retail 4 40 Other Uses 1 10 TOTAL 10 100
Church Walk has a relatively limited retailing offer with convenience goods and service uses dominating the centre including a frozen foods shop, post office, chemist and optician.
Use Class and Number of Units
Use Class Number of Occupied Percentage % Units (2016) (Approximate) A1 9 90 A2 1 10 TOTAL 10 100
Use Class A1 (retail) dominates the centre, occupying 90% of all units. This includes a number of service retail uses including a post office and hairdressers.
Estimated Rental levels
No data is available for rental levels or turnover at Church Walk Local Centre.
Accessibility
Church Walk can be accessed on foot, public transport and car. The centre has off street parking available. Public transport is good with buses accessing the centre (on nearby Titan Road) every 10 minutes. Provision for cyclists is good as bike racks are provided adjacent to the shops. The main shopping area was pedestrianised with seating areas.
Potential Sites/Opportunity for Change
The WRAAP identifies Church Walk for redevelopment. There are current proposals to regenerate the centre to provide new modern retail units with residential adjacent.
Boundary Review
It is recommended that the Walker Centre, which includes Walker Medical Centre and a Newcastle City Council Customer Service Centre should be included within the retail centre, as it is considered an appropriate use within a centre. Following on from this recommendation future health checks should reflect this revised boundary.
Pedestrian Flow
Pedestrian flows at the time of the site visit (Thursday morning) were quiet.
Environmental Quality
The environmental quality at Church Walk remains poor, with unattractive buildings and poorly maintained street furniture and paving. There was also evidence of vandalism and litter at the time of visit. It is hoped the proposed regenerating of the centre will greatly improve the environmental quality of this centre. The centre does benefit from a number of trees and an area of amenity green space.
Safety Perception and Crime
The general feeling of safety is average. There is reasonable natural surveillance in the area from the surrounding residential units, however, the current run down physical environment is unwelcoming.
Comments… Centre at Risk
Church Walk remains a centre at risk. Despite a reasonable retailing offer, the physical appearance of the centre is poor and the vacancy rate continues to increase. It is hoped that the proposed regeneration of the centre will significantly improve the shopping experience at this centre supporting retailers to remain in this area.
Vitality and Viability Health Check: Clayton Road
Date of site visit: 11 July 2016 Status: Local Centre Total Number of Units: 23 Total Number of Vacant Units: 1 (4%)
Key Attractions: Londis convenience store, a number of specialist, independent, destination retailers.
Centre Summary
Clayton Road Local Centre is located approximately 500m north of Newcastle City Centre. The centre extends approximately 100m along the south side of Clayton Road.
The centre is attractive with traditional shop units within a Victorian terraced street. The centre is predominantly occupied by independent retailers many of whom are destination/specialist retailers including designer boutiques and cafes. The centre is located in one of the most prestigious residential areas in the city and is close to Newcastle City Centre and Acorn Road Local Centre.
Diversity of Uses
Land Use Number of Occupied Percentage % Units (2016) (Approximate) Convenience 4 18 Comparison 7 32 Service Retail 4 18 Service 7 32 TOTAL 22 100
There are a range of uses at Clayton Road Local Centre, but comparison goods and service uses dominate with 32% respectively. The remaining uses comprise service retailers including 3 hairdressers and convenience uses including a general dealers and a delicatessen.
Use Class and Number of Units
Use Class Number of Occupied Percentage % Units (2016) (Approximate) A1 18 82 A3 3 14 A4 1 4 TOTAL 22 100
The strength of use class A1 shops is confirmed in floorspace with 82% of units devoted to retail provision. This includes a strong comparison goods offer with a number of boutique retailers selling high end goods.
Estimated Rental Levels
No data is available for rental levels or turnover at Clayton Road Local Centre.
Accessibility
The shopping centre is close to Newcastle City Centre and is accessible by public transport. Car parking within the centre is restricted to on street parking with time restrictions in place.
Potential Sites/Opportunity for Change
From our site visits, there were no obvious opportunity units other than the redevelopment of existing units.
Pedestrian Flow
Our visual observations at the time of our site visit (Tuesday afternoon) were that pedestrian flows were quiet.
Environmental Quality
Clayton Road has good quality shop fronts which are attractive and well maintained. There was no evidence of litter or graffiti at the time of visit. There is limited street furniture and a lack of green spaces within the centre, however the centre is close to the town moor and a number of streets in the surrounding area are tree lined.
Safety Perception and Crime
The general feeling of safety was good. The centre has a strong walk-in catchment from the surrounding residential area leading to opportunities for natural surveillance.
Comments…
High Performing Centre
Clayton Road Local Centre is a high performing centre, although it has a number of high end comparison goods retailers it also includes a convenience store, a delicatessen and a bakery, which helps to meet the day to day shopping needs of the local community.
Vitality and Viability Health Check: Denton Park
Date of site visit: 6 July 2016 Status: District Centre Total Number of Units: 25 Total Number of Vacant Units: 3 (12%)
Key Attractions: Large supermarket with surface car park, Boots the Chemist, Post Office, Bank & Building Society.
Centre Summary
Denton Park District Centre is located approximately 6km to the west of the city centre. It is the district centre for the south-west area of Newcastle, which includes the wards of Denton, Lemington, Newburn and Westerhope. Denton Park centre was redeveloped in 2009 and includes a large purpose built Morrison’s supermarket which anchors the centre and a number of smaller retail units.
Diversity of Uses
Land Use Number of Occupied Percentage % Units (2016) (Approximate) Convenience 3 14 Comparison 3 14 Service 9 41 Service Retail 5 23 Other Uses 2 9 TOTAL 22 100
Denton Park is a relatively small District Centre with only 25 units, 3 of which are currently vacant. However, the purpose-built centre does includes a large Morrisons supermarket and a number of smaller retail units including a pharmacy and post office. It also includes the Outer West Customer Service Centre, with a public library and swimming pool.
Use Class and Number of Units
Use Class Number of Occupied Percentage % Units (2016) (Approximate) A1 11 50 A2 4 18 A5 2 9 B1 1 4 Sui Generis 4 18 TOTAL 22 100
The centre has a strong retail presence with 50% of the units occupied by use class A1 including a bakery, hairdressers and opticians. The centre also includes a number of service uses which attract customers to the centre including a bank, building society and customer service centre.
Estimated Rental levels
No data is available for rental levels or turnover at Denton Park District Centre.
Accessibility
Denton Park can be accessed by a range of transport modes including bus, car, bike and on foot. The main arrival point is by public transport or by car – there is a large surface car park adjacent to the centre. Buses access the centre approximately every 7 minutes and stops are located either side of West Denton Way.
The centre is split level with access to the shops on the upper level by stairs and a lift. Traffic light controlled junctions, level crossings, Zebra crossings and walkways provide pedestrians with a safe route into the centre. Denton Park is accessible for cyclists with bicycle racks provided. Overall, accessibility in Denton Park is good.
Potential Sites/Opportunity for Change
From our site visits, there were no obvious opportunity sites other than the redevelopment of existing units.
Pedestrian Flow
Our visual observations at the time of our site visit (Tuesday Lunchtime) were that pedestrian flows were busy.
Environmental Quality
The centre was generally clean and tidy and the shop units appeared well maintained. The centre has some street furniture including litter bins, planters and seating.
Safety Perception and Crime
The general feeling of safety was good at Denton Park. There was a large amount of natural surveillance and no areas of the centre were enclosed.
The centre is well used and there was no obvious signs of vandalism or graffiti.
Comments…
High Performing Centre
From our observations, Denton Park District Centre is a high performing centre with a good range of shops and services in a high quality environment. It benefits from good footfall and accessibility. The vacancy rate has increased slightly from the 2012 Health Check but is still a vital and viable centre.
Vitality and Viability Health Check: Denton Square
Date of site visit: 11 July 2016 Status: Local Centre Total Number of Units: 32 Total Number of Vacant Units: 7 (22%)
Key Attractions: Co-op convenience store, Library, petrol filling station.
Centre Summary
Denton Square is located on West Road close to the junction with the A1 and approximately 5km west of Newcastle City Centre. It primarily serves the community of Denton and passing trade on this busy route into Newcastle. It does include some destination services including a library and Kwik-Fit which attracts custom from further afield.
Diversity of Uses
Land Use Number of Occupied Percentage % Units (2016) (Approximate) Convenience 2 8 Comparison 3 12 Service 10 40 Service Retail 5 20 Other Uses 5 20 TOTAL 25 100
The centre has a strong service offer with 40% of units occupied by service uses including cafes and hot food takeaways. The retailing offer at the centre is poor with only 8% of the units occupied for convenience goods.
Use Class and Number of Units
Use Class Number of Occupied Percentage % Units (2016) (Approximate) A1 10 40 A2 1 4 A3 2 8 A4 1 4 A5 3 12 B1 2 8 B2 1 4 D1 1 4 Sui Generis 4 16 TOTAL 25 100
There is a varied mix of occupiers at Denton Square with only 40% of units occupied by Use Class A1. The percentage of vacant units has increased significantly since the 2012 Health Check with 22% of units now vacant, these units were all previously occupied by Use Class A1 including a former florist, carpet showroom and sandwich shop.
Estimated Rental Levels
No data is available for rental levels or turnover at Denton Square Local Centre.
Accessibility
Denton Square can be accessed via bus and car. The main arrival point is along West Road, either by bus or car. Buses pass through the centre frequently, with bus stops situated throughout. However, there is little car parking provision or cycle provision for the centre. The layout of the centre is also quite sporadic and severed by West Road restricting the ease of access to all parts of the centre other than using the signalised pedestrian crossings.
Potential Sites/Opportunity for Change
From our site visits, there were no obvious opportunity units other than the redevelopment of existing units.
Pedestrian Flow
Our visual observations at the time of our site visit (Monday lunchtime) were that pedestrian flows were steady.
Environmental Quality
The quality of buildings at Denton Square is average, the individual shop units are reasonable well maintained, but the centre has a significant number of voids which has negatively impacted on the visual appearance of the centre. The centre also has a significant amount of bollards, railings, pedestrian crossing points and hard landscaping which are unsightly. Traffic levels are high at this centre as it is situated on one of the main routes into the city.
Safety Perception and Crime
The perception of the centre is that it is reasonably safe, in spite of some occurrences of vandalism on some buildings. There is a good level of natural surveillance at this centre, in particular, because the centre is located adjacent to West Road.
Comments…
Centre at Risk
Denton Square is a centre at risk. The vacancy rate has increased significantly since the 2012 Health Check. The centre is still anchored by a large Co-op convenience store but the range of other retailers is limited.
Vitality and Viability Health Check: Dinnington
Date of site visit: 24 May 2016 Status: Local Centre Total Number of Units: 5 Total Number of Vacant Units: 0 %
Key Attractions: Post Office, Restaurant, Pharmacy
Centre Summary
Dinnington is a medium-sized village located approximately 9 miles north from Newcastle city centre, close to Newcastle International Airport. Dinnington is a recently allocated local centre in Policy CS7 of the Core Strategy and Urban Core Plan (CSUCP). The identification of Dinnington as a local centre reflects the levels of growth proposed in Dinnington (two parcels of land are allocated for approximately 250 new homes, Policy NV1, CSUCP).
The allocation of a centre in Dinnington recognises the importance of ensuring that the local community in this housing growth area have access to goods and services to ensure the long term sustainability of the village.
Diversity of Uses
Land Use Number of Occupied Percentage % Units (2016) (Approximate) Convenience 1 20 Comparison 1 20 Service Retail 2 40 Service 1 20 Vacant Retail 0 0 Vacant 0 0 TOTAL 5 100
Dinnington is a small centre, comprising of only 5 units. The centre includes a convenience store, a pharmacy and post office, a restaurant and public house. It is envisaged that this centre will continue to be supported by the local community through housing growth.
Use Class and Number of Units
Use Class Number of Occupied Percentage % Units (2016) (Approximate) A1 3 60 A2 0 0 A3 1 20 A4 1 20 Sui Generis 0 0 TOTAL 5 100
Given the small scale of the centre, the range of uses at the centre is quite limited. However, it does include convenience and comparison retail uses and service uses including a pharmacy and post office.
Estimated Rental levels
No data is available for Rental levels or turnover at Dinnington local centre.
Accessibility
Dinnington is served by a regular bus service to Hazlerigg, Gosforth and Newcastle City Centre.
There is a small parking area to the front of the convenience store and restaurant and parking to the rear of the public house.
Potential Sites/Opportunity for Change
From our site visits, there were no obvious opportunity sites other than the amenity space adjacent to the public house.
Boundary Review
Comments received during the draft DAP consultation from Dinnington Parish Council expressed concern regarding including the open space within the designated local retail centre.
This open space within the centre has been identified in the Citywide Open Space Assessment as amenity green space. This site is below the 0.15hectare threshold to be included in the quantitative and access analysis, however the site does offer visual value.
It is therefore considered appropriate to revise the boundary to exclude this area of open space from the retail centre designation.
Pedestrian Flow
Our visual observations at the time of our site visit (late morning on a Tuesday) were that pedestrian flows were quiet.
Environmental Quality
The centre was generally clean and tidy and the shop units appeared well maintained. The centre has some street furniture including litter bins, planters and seating.
Safety Perception and Crime
There is no published data, statistics and crime reduction initiatives specifically relating to this centre.
The centre has no CCTV in operation, other than private CCTV on one of the retail units.
Comments…
Efficient Centre
From our observations, the local centre is rated as efficient. The centre principally serves a local walk-in catchment from the surrounding village area.
Vitality and Viability Health Check: Fawdon Park
Date of site visit: 7 July 2016 Status: Local Centre Total Number of Units: 11 Total Number of Vacant Units: 1 (9%)
Key Attractions: Post Office, Chemist, small convenience store
Centre Summary
Fawdon Park Local Centre is situated approximately 6km to the north west of the City Centre. The centre was previously located underneath a 1970s residential tower block, which has since been demolished, significantly improving the visual appearance and usability of this centre. The centre is pedestrianised and fronts onto Beech Avenue. The centre does have off street parking available, however, this is quite difficult to access. The centre is located adjacent to a metro route (Fawdon Metro station).
Diversity of Uses
Land Use Number of Occupied Percentage % Units (2016) (Approximate) Convenience 3 30 Comparison 1 10 Service Retail 3 30 Service 3 30 TOTAL 10 100
The centre has a good convenience and service retail offer including a general dealers, post office and chemist, and currently only has 1 vacancy. The centre also includes a specialist comparison shop selling wool.
Use Class and Number of Units
Use Class Number of Occupied Percentage % Units (2016) (Approximate) A1 7 70 A2 1 10 A5 2 20 TOTAL 10 100
The centre has a limited number of units, the majority of which are occupied by Use Class A1 shops (70%). This includes a Costcutter supermarket which anchors the centre.
Estimated Rental levels
No data is available for rental levels or turnover at Fawdon Park Local Centre.
Accessibility
The shopping centre is accessible by car, public transport and on foot. The centre is located on a metro route and off-street parking is available.
Potential Sites/Opportunity for Change
Although not in centre, an Aldi food store has recently opened on the opposite side of the metro line within walking distance of the centre, which may encourage linked trips.
Boundary Review
There is a medical group immediately to the north of Fawdon Park local centre, as an important community asset it is recommended that it is included in the retail boundary. Future health checks should therefore reflect this recommendation.
Pedestrian Flow
Our visual observations at the time of our site visit (Wednesday afternoon) were that pedestrians flows were quiet.
Environmental Quality
The environmental quality at this centre has improved greatly following the demolition of the residential tower block above it. There are very few areas of greenery at this centre, it is hard-surfaced, although it does have a tree in the centre which adds an element of visual interest. There was no evidence of litter or graffiti at the time of visit.
Safety Perception and Crime
The centre is much more appealing following the demolition of the residential tower block.
Comments…
Efficient Centre
From observations, Fawdon Local Centre is an efficient centre with a good range of shops and services including a convenience store, post office and chemist. The vacancy rate has remained the same from the 2012 Health Check with only 1 vacant unit. However, this has been vacant for some time.
Vitality and Viability Health Check: Fenham Hall Drive
Date of site visit: 25 August 2016 Status: Local Centre Total Number of Units: 7 Total Number of Vacant Units: 0
Key Attractions: convenience store, Deli, cash point.
Centre Summary
Fenham Hall Drive is a small linear centre comprising of 7 units. Although the centre functions as a local parade it does include a convenience store which anchors the centre. The centre is located close to Two Ball Lonnen and Morrisons supermarket. Fenham Library and pool are also near-by.
Diversity of Uses
Land Use Number of Occupied Percentage % Units (2016) (Approximate) Convenience 2 29 Comparison 2 29 Service 2 29 Service Retail 1 14 TOTAL 7 100
The centre’s convenience goods offer has reduced following the closure of the Butchers. The centre also includes two specialist comparison goods retailers including a camping and outdoor equipment shop.
Use Class and Number of Units
Use Class Number of Occupied Percentage % Units (2016) (Approximate) A1 6 86 A2 1 14 TOTAL 7 100
The dominate use class at the centre is A1 (retail). Only 1 unit is occupied by a non- A1 use.
Estimated Rental Levels
No data is available for rental levels or turnover at Fenham Hall Drive Local Centre.
Accessibility
Fenham Hall Drive is accessible on foot, by car and public transport. On-street parking and cycle racks are available.
Potential Sites/Opportunity for Change
The centre is located on a busy road and is tightly constrained by surrounding residential streets.
Pedestrian Flow
Pedestrian flow at the time of visit were quiet.
Environmental Quality
The centre is clean with well-maintained shop fronts. There was no evidence of litter or graffiti at the time of visit.
Safety Perception and Crime
The centre has good natural surveillance. It is located on a busy route in the west of the city with residential properties adjacent.
Comments…
Efficient Centre
Although the centre is small, with a relatively limited range of services, it is fully-occupied, with a strong convenience goods offer. The centre remains efficient, serving the day to day needs of local residents.
Vitality and Viability Health Check: Four Lane Ends
Date of site visit: 31 August 2016 Status: Local Centre Total Number of Units: 23 Total Number of Vacant Units: 1 (4%)
Key Attractions: Tesco Express, Bank, Petrol Station.
Centre Summary
Four Lane Ends is located approximately 4km north east of Newcastle City Centre. The centre is located on a busy route and serves the communities of Benton and High Heaton. The centre is adjacent to the boundary with North Tyneside.
Diversity of Uses
Land Use Number of Occupied Percentage % Units (2016) (Approximate) Convenience 5 23 Comparison 1 4 Service 9 41 Service Retail 7 32 TOTAL 22 100
Service uses dominate at Four Lane Ends occupying 41% of all units, including a Bank and Petrol Filling Station. Service retail uses are prominent occupying 32% of all units, including a dry cleaners and hairdressers.
Use Class and Number of Units
Use Class Number of Occupied Percentage % Units (2016) (Approximate) A1 15 68 A2 3 14 A5 2 9 Sui Generis 2 9 TOTAL 22 100
Despite the strong service offer, use class A1 (retail) occupies 68% of all uses at the centre, including a national multiple – Iceland.
Estimated Rental levels
No data is available for rental levels or turnover at Four Lane Ends Local Centre.
Accessibility
Four Lane Ends can be accessed on foot, bus, car and Metro. The centre is within walking distant of Four Lane Ends Metro Station. The centre has a number of off street parking spaces on Benton Road and there are a number of bus stops with numerous routes serving a wide range of destinations. The centre does not appear to have a bike stand.
Potential Sites/Opportunity for Change
There are no sites or opportunity areas within the existing centre.
Pedestrian Flow
From visual observations at the time of site visits (Wednesday morning) pedestrian flows were steady.
Environmental Quality
The environmental quality of the centre is good, with well-maintained buildings.
Safety Perception and Crime
There is no published data, statistics and crime reduction initiatives specifically relating to this centre.
Comments…
High Performing Centre
This local centre offers a good range of shops and services and was found to be both vital and viable. However, lots of traffic and parked cars create an unattractive environment for pedestrians. There is also a lack of green space and soft landscaping within the centre. Overall, Four Lane Ends is a high performing centre which has a good range of shops and services to serve the local community.
Vitality and Viability Health Check: Gosforth High Street
Date of site visit: 25 August 2016 Status: District Centre Total Number of Units: 178 Total Number of Vacant Units: 27 (15%)
Key Attractions: Sainsburys Local, banks, restaurants, cafes and pubs, specialist and independent retailers.
Centre Summary
Gosforth High Street is located approximately 3km north of the city centre. It is a large linear traditional district centre serving primarily the wards of East and West Gosforth and Parklands. The centre includes a number of national multiple as well as independent traders.
Diversity of Uses
Land Use Number of Occupied Percentage % Units (2016) (Approximate) Convenience 10 7 Comparison 26 17 Service 78 52 Service Retail 30 20 Other Uses 7 5 TOTAL 151 100
Gosforth High Street has a very strong service offer with 52% of all units occupied for this use, this includes a number of cafes, restaurants and pubs. Service retail follows occupying 20%. Although only 7% of units are occupied for convenience goods retailing, these do include a Sainsburys Local, McColls, specialist deli and butchers. The centre has a number of comparison goods retailers, including a gift shop, shoe shop, charity shops and children’s clothes shop.
Use Class and Number of Units
Use Class Number of Occupied Percentage % Units (2016) (Approximate) A1 69 46 A2 26 17 A3 15 10 A4 6 4 A5 7 5 B1 18 12 B2 2 1 B8 1 0.7 Sui Generis 7 5 TOTAL 151 100
Although service uses dominate the centre, Use Class A1 (retail) is the most dominant use class occupying 46% of all units, this includes convenience and comparison goods retailers alongside service retailers including a number of hairdressers.
Estimated Rental levels
No data is available for rental levels or turnover at Gosforth High Street District Centre.
Accessibility
Gosforth High Street is very accessible on foot, by public transport including bus and Metro and my car. There are numerous bus stops along Gosforth High Street, and metered public car parks serving the centre. The centre is also within walking distance of Regent Centre and South Gosforth Metro Stations. There are bicycle racks outside The County public house and at St. Nicholas Avenue.
Potential Sites/Opportunity for Change
Gosforth High Street is a traditional long, linear centre. There are no obvious vacant sites apart from the redevelopment of existing blocks/units within the centre.
Boundary Review
The Gosforth High Street boundary includes sections which are now residential and it is recommended that the boundary is revised to exclude these areas. There is also a surface car park to the East of the High Street adjacent to South North Cricket Pavilion which should be included within the boundary of the centre. Following on from this recommendation future health checks should reflect this revised boundary.
Pedestrian Flow
Our visual observations at the time of our site visit (Monday morning) were that pedestrian flows were steady.
Environmental Quality
The environmental quality of the centre is generally very good. Most of the shop units are well kept, the centre is clean with seating areas available. The centre has some greenery, including new planting areas outside the Gosforth shopping centre. A seating area has also been created outside Trinity Church and adjacent to the Gosforth Hotel public house as part of the road improvement scheme. The centre is situated on a busy road into the City and as a consequence there is a significant amount of traffic and road noise.
Safety Perception and Crime
Gosforth High Street is a vibrant centre with both day time and night time activity. The centre has good natural surveillance and the overall perception of safety is good.
Comments…
High Performing Centre
Gosforth High Street is a high performing district centre. The centre has a good range of retail and service uses and the Gosforth Shopping Centre has seen recent investment with new occupiers including a new deli and card shop. The centre is highly accessible but as a consequence there is a lot of traffic and road noise.
Vitality and Viability Health Check: Great North Road
Date of site visit: 28 September 2016 Status: Local Centre Total Number of Units: 13 Total Number of Vacant Units: 1 (8%)
Key Attractions: Post Office, Convenience stores
Centre Summary
Great North Road is a small linear centre located along the western side of the Great North Road in Gosforth, one of the main radial routes into Newcastle. The centre is surrounded by residential properties to the north, west and east and is bound to the south by Gosforth Academy.
Diversity of Uses
Land Use Number of Occupied Percentage % Units (2016) (Approximate) Convenience 2 17 Comparison 3 25 Service 4 33 Service 2 17 Other Uses 1 8 TOTAL 12 100
The centre although small-scale, has a range of uses. The dominant use at this centre is service uses occupying 33% of all uses at the centre including an estate agent and hot food takeaway.
Use Class and Number of Units
Use Class Number of Occupied Percentage % Units (2016) (Approximate) A1 10 83 A2 1 8 A5 1 8 TOTAL 12 12
The dominant use class at the centre is A1 (shops) occupying 83% of all uses at the centre including a post office, deli and newsagent. The centre only has 1 vacant unit.
Estimated Rental levels
No data is available for rental levels or turnover at Great North Road local centre.
Accessibility
The centre is situated adjacent to one of the main radial routes into the city and is accessible by public transport and car. However, the majority of the centre serves the local walk-in population from the surrounding residential area.
Potential Sites/Opportunity for Change
There are no obvious opportunity sites or land available, other than the redevelopment of the existing units within the boundary of the centre.
Pedestrian Flow
Our visual observations at the time of our site visit (on a Wednesday afternoon) were that pedestrian flows were quiet.
Environmental Quality
The visual appearance of the centre is generally tidy with well-maintained shop fronts. The centre has limited soft landscaping with no seating available. The paving is in reasonable condition and has recently been replaced adjacent to the bus shelter as part of the cycle lane improvements along the Great North Road.
Safety Perception and Crime
There is no published data, statistics and crime reduction initiatives specifically relating to this local area.
Comments…
Great North Road is an efficient centre.
The overall condition of the centre is considered to be good. The centre is small but includes a reasonable offer including a newsagent and post office.
Vitality and Viability Health Check: Heaton Road
Date of site visit: 11 July 2016 Status: Local Centre Total Number of Units: 55 Total Number of Vacant Units: 4 (7%)
Key Attractions: Sainsburys Local, number of specialist retailers and independent cafes.
Centre Summary
Heaton Road Local Centre is located approximately 2km east of Newcastle City Centre. The centre is long and linear in form extending approximately 750m along Heaton Road. The surrounding area is characterised by terraced streets. The centre comprises traditional shop units on both sides of Heaton Road, the majority of which are occupied by independent traders. The centre also includes a number of specialist/destination retailers.
Diversity of Uses
Land Use Number of Occupied Percentage % Units (2016) (Approximate) Convenience 8 16 Comparison 6 12 Service Retail 5 10 Service 27 53 Other Uses 5 10 TOTAL 51 100
The centre has a strong service offer with 53% of units occupied for this use including cafes, restaurants and estate agents. Although only 16% of the units are occupied for convenience goods retailing, this does include a Sainsburys Local.
Use Class and Number of Units
Use Class Number of Occupied Percentage % Units (2016) (Approximate) A1 19 37 A2 10 20 A3 8 16 A5 4 8 B1 3 6 B2 2 4 D1 1 2 Sui Generis 4 8 TOTAL 51 100
The centre has a range of uses with use class A1, A2 and A3 dominating the offer. The centre’s primary function is as a service centre, with a number of cafes, estate agents and hairdressers available. The centre also has a good convenience goods offer with a Sainsburys Local.
Estimated Rental levels
No data is available for rental levels or turnover at Heaton Road Local Centre.
Accessibility
Heaton Road is accessible by public transport. Parking bays are available on both side of Heaton Road providing adequate parking provision. The centre has a good walk-in catchment from the surrounding residential area.
Potential Sites/Opportunity for Change
The centre is a traditional linear centre surrounded by residential streets and therefore, there are no obvious developable sites available.
Pedestrian Flow
From visual observations at the time of site visits (Monday afternoon) pedestrian flows were steady.
Environmental Quality
Heaton Road local centre has good quality shop fronts, most of which appear to be well maintained. The centre is well used and has an evening offer with cafes and restaurants as well as day time traders which helps with natural surveillance.
Safety Perception and Crime
There is no published data, statistics and crime reduction initiatives specifically relating to this centre.
Comments…
Efficient Centre
From observations, Heaton Road Local Centre is an efficient centre. The centre has a dominant service offer with a number of cafes, estate/letting agents and hairdressers. The centre is close to Chillingham Road and Shields Road District Centres. The vacancy rate has decreased slightly from the 2012 Health Check.
Vitality and Viability Health Check: Jesmond Road Date of site visit: 6 July 2016 Status: Local Centre Total Number of Units: 31 Total Number of Vacant Units: 7 (22%)
Key Attractions: Number of specialist independent retailers and cafes/restaurants
Centre Summary
Jesmond Road local centre is situated approximately 1.5km to the north east of the City Centre. The centre is linear and extends approximately 500m along Jesmond Road. Jesmond has a vibrant community with a significant student population. The centre comprises 31 units and currently has a high vacancy rate (22%). The centre is reasonably attractive and well-maintained, characterised by Victorian terraced properties with retailers occupying the ground floor.
The centre is adjacent to Jesmond Road (A1058) which is one of the main radial routes into the city and is also within walking distance of Jesmond Dene historic park.
Diversity of Uses
Land Use Number of Occupied Percentage % Units (2016) (Approximate) Convenience 3 13 Comparison 2 8 Service 13 54 Service Retail 5 21 Other Uses 1 4 TOTAL 24 100
The dominant use in Jesmond Road local centre is service uses accounting for a total of 54%. Service uses at the centre include a number of cafes, letting agents and hot food takeaways.
Use Class and Number of Units
Use Class Number of Occupied Percentage % Units (2016) (Approximate) A1 9 38 A2 5 21 A3 4 17 A5 3 12 B1 1 4 Sui Generis 2 8 TOTAL 24 100 The centre has a strong service offer, which is evident from the mix of uses across Use class A1, A2, A3 and A5.
Estimated Rental levels
No data is available for rental levels or turnover at Jesmond Road Local Centre.
Accessibility
Jesmond is one of the best served areas for public transport in the city and this local centre is very accessible by bus. Car parking is limited to on street parking bays and can become congested during the busy hours of the day.
The centre has a good walk-in catchment from the surrounding residential area and attracts passing trade from the A1058 Jesmond Road.
Potential Sites/Opportunity for Change
The centre is an elongated centre constrained to the north and west by residential properties and to the south and east by a major road network. However, the centre does include a number of vacant buildings including two former public houses and a motor repairs building. There has been various pre-application discussions for these vacant buildings which could offer potential for redevelopment in the future.
Boundary Review
A section within the Jesmond Road local centre is in use as residential properties and does not function as part of the retailing core at this centre. It is therefore recommended that this is excluded from the boundary and future health checks should reflect this revision.
Pedestrian Flow
From visual observations at the time of site visits (lunchtime on a Wednesday) pedestrian flows were quiet. Pedestrian activity was most evident within the vicinity of the Rehills of Jesmond convenience store and Denes Delicatessen.
Environmental Quality
Jesmond Road Local Centre has good quality shop fronts, which are well maintained. The centre is occupied by independent traders which add to the local character of the area. The centre, despite the high number of voids, the majority of which are located towards the southern end of the centre, and segregated from the smaller traditional shop units by a large residential block, has a good quality streetscape.
Safety Perception and Crime
There is no published data, statistics and crime reduction initiatives specifically relating to this local centre. The centre has good natural surveillance from residential properties.
Comments…
Efficient Centre
From observations, Jesmond Road Local Centre is an efficient centre. Although it has a relatively limited retailing offer it does perform a function for its local catchment. Jesmond Road is also close to Acorn Road Local Centre and the City Centre. The vacancy rate has increased from the 2012 Health Check and the boundary of this centre should be reviewed to consider consolidating the retailing offer.
Vitality and Viability Health Check: Kenton Lane
Date of site visit: 12 July 2016 Status: Local Centre Total Number of Units: 11 Total Number of Vacant Units: 0
Key Attractions: Tesco Express and Petrol Filling Station
Centre Summary
Kenton Lane local centre is located approximately 4km to the north of Newcastle City Centre. The centre contains 11 units and extends 150m along Kenton Lane. The centre includes a petrol filling station which was extended to include a small convenience store. This site is operated by Tesco Express.
Diversity of Uses
Land Use Number of Occupied Percentage % Units (2016) (Approximate) Convenience 2 18 Comparison 0 0 Service Retail 4 27 Service 3 36 Other Uses 2 18 TOTAL 11 100
The centre has a strong service offer including hairdressers, travel agents and an insurance broker. The centre has a limited number of convenience retailers, although the convenience offer available is good for the size of the centre, with a Tesco Express anchoring the centre. All of the units are fully occupied.
Use Class and Number of Units
Use Class Number of Occupied Percentage % Units (2016) (Approximate) A1 7 64 A2 2 18 A4 1 9 Sui Generis 1 9 TOTAL 11 100
The dominant use class at Kenton Lane is A1 retailing with 64% of the units occupied by retailers. Unfortunately the centre lost a newsagent and post office however, the vacant unit was reoccupied by a funeral services business.
Estimated Rental levels
No data is available for rental levels or turnover at Kenton Lane Local Centre.
Accessibility
The centre is accessible by public transport and by car. The centre is adjacent to a busy route (Kenton Lane). Car parking is limited at the centre, with parking restrictions in place due to the proximity of the centre with the junction on Kenton Road and Kenton Lane. Tesco Express has a few dedicated customer parking spaces and the Duke of Wellington public house has its own car park to the rear of the building.
Potential Sites/Opportunity for Change
There are no obvious opportunity sites or land available other than redevelopment of the existing centre.
Pedestrian Flow
Our visual observations at the time of our site visit (Tuesday morning) were that pedestrians flows were quiet.
Environmental Quality
The environmental quality of the centre is good. The shop fronts are clean and well maintained. There are railings and bollards but the railings have attractive planters attached.
Safety Perception and Crime
There is no published data, statistics and crime reduction initiatives specifically relating to Kenton Lane. The centre appears to provide a safe shopping environment and natural surveillance is good.
Comments…
Poor Performing Centre
The centre has a limited number of convenience goods retailers, but the offer available is good, with the centre anchored by a Tesco Express store. The remaining units are principally occupied by specialist retailers including funeral services, mortgage advisors and a travel agent. The centre has lost other services which justify the protection of the centre in the retail hierarchy including a post office and newsagents. The centre should be downgraded to a local parade, however, the range of goods sold in the Tesco Express does meet local top-up shopping needs.
Vitality and Viability Health Check: Kenton
Date of site visit: 12 July 2016 Status: Local Centre Total Number of Units: 31 Total Number of Vacant Units: 13 (42%)
Key Attractions: Nisa convenience store, Post Office, Boots the Chemist, NHS centre and Newcastle City Council Customer Service Centre.
Centre Summary
Kenton Local Centre is located approximately 5km north-west of Newcastle city centre. Situated to the north of Newcastle it primarily serves the community of Kenton and is located in Kenton ward.
The centre is purpose built and comprises two sections. The original two-level shopping precinct and Kenton Centre, a recently developed centre which houses community facilities such as an NHS medical centre and council services.
Diversity of Uses
Land Use Number of Occupied Percentage % Units (2016) (Approximate) Convenience 3 17 Comparison 4 22 Service Retail 4 22 Service 4 22 Other Uses 3 17 TOTAL 18 100
The centre has a strong service offer with a number of hot food takeaways and hairdressers. The centre also has a dominant comparison goods offer with two charity shops, a bathroom centre and car parts retailer.
Use Class and Number of Units
Use Class Number of Occupied Percentage % Units (2016) (Approximate) A1 11 61 A2 3 17 A5 4 22 TOTAL 18 100
The dominant use class at the centre is A1 shops, with 61% of the units occupied by retailers including a Nisa Local convenience store, chemist and opticians. The centre has a significant number of hot food takeaways with 22% of units occupied for this use.
Estimated Rental levels
No data is available for Rental levels or turnover at Kenton Local Centre.
Accessibility
Kenton can be accessed via bus and car. A bus route passes through the centre providing easy access to the main shopping area. There is also good car parking provision for people visiting the Kenton Centre but this is not intended for general public use. The centre is over two tiers with ramped access to the upper tier.
Potential Sites/Opportunity for Change
Kenton Local Centre was taken over by Castle Cap Investments in September 2014. The centre has been rebranded and refurbished with new drainage, new walkways, lighting the upper tier of the centre and the installation of CCTV. Four of the retailing units have been reconfigured into one larger unit and is now occupied by Nisa convenience store including a new post office. It is expected that the remaining vacant units will be re-occupied as the redevelopment and re-branding of the centre continues.
Pedestrian Flow
Pedestrian flows at the time of the site visit (Tuesday afternoon) were steady. The NHS centre and Customer Service Centre encourage linked trips to the shops.
Environmental Quality
The environmental quality of the centre has improved significantly following the refurbishment of the centre, with a new paint scheme, walkways and lighting. Unfortunately there are still a significant number of void units along the northern elevation of the centre with graffiti on the recently painted shutters.
Safety Perception and Crime
The perception of crime has improved following the refurbishment of the centre, however, graffiti is still present on some of the vacant units roller shutters which detracts from the improved visual appearance.
Comments…
Efficient Centre
Kenton Local Centre was identified as a centre as risk in the 2012 health check. Although the centre still has a significant number of vacant units, the centre has vastly improved and includes some key services with a post office, convenience store, chemist, NHS centre and Customer Service Centre. The significant investment and refurbishment of the centre will hopefully encourage new retailers to re-occupy the remaining vacant units. It is therefore considered that the centre is now efficient – performing a function serving the needs of the local population.
Vitality and Viability Health Check: Kingston Park
Date of site visit: 24 May 2016 Status: District Centre Total Number of Units: 26 Total Number of Vacant Units: 0
Key Attractions
Largest superstore in Newcastle, Chemist, restaurants and strong comparison goods offer including Marks and Spencer and Next.
Centre Summary
Kingston Park is located 6km to the North West of the city centre. It is the district centre for the outer area of Newcastle, which includes the wards of Castle and Woolsington. The centre comprises a large Tesco Extra superstore with a large surface car park and a separate shopping precinct comprising a number of large and smaller sized units. The centre is also located close to two edge-of and out-of-centre retail parks, Belvedere and Kingston Retail Parks, respectively. The precinct was partially redeveloped in 2002 to accommodate 4 warehouse style units and again in 2011 to accommodate a number of smaller units and a new Marks and Spencer’s store.
Diversity of Uses
Land Use Number of Occupied Percentage % Units (2016) (Approximate) Convenience 2 8 Comparison 9 35 Service Retail 7 27 Service 6 23 Other Uses 2 7 TOTAL 26 100
Kingston Park District Centre has a range of uses, however the dominant use is comparison goods retailing occupying 35% of all units at the centre including Marks and Spencer and Next. Although the number of convenience good retailers is limited at only 8% of all occupiers at the centre, this does include a large Tesco Extra convenience store at 15,900 square metre net it is the biggest food superstore in the City and attracts custom from a significantly wide catchment area.
Use Class and Number of Units
Use Class Number of Occupied Percentage % Units (2016) (Approximate) A1 18 69 A2 1 4 A3 3 11 A4 1 4 B1 1 4 Sui Generis 2 8 TOTAL 26 100
The dominant use class at Kingston Park District Centre is A1 shops with 69% of all units occupied for this use including Tesco Extra, Boots The Chemist, Next and The Carphone Warehouse. The centre has a strong presence of national multiple retailers. Unlike other district centres the centre has a relatively limited range of service uses within use class A2, for example a bank or building society.
Estimated Rental Levels
No data is available for rental levels or turnover at Kingston Park District Centre.
Accessibility
Kingston Park District Centre can be accessed via bus, car and metro. The main arrival point is via the metro station, from the A1/A696 junction to the south, and bus stops on Brunton Lane. Public transport is very good with frequent services, serving a wide range of destinations. Accessibility around the centre is very good with walkways and crossing facilities for pedestrians and cycle lanes linking the two parts of the centre either side of Brunton Lane. There is provision for cyclists, with cycle racks adjacent to the retail units. Overall, accessibility to Kingston Park is excellent which is why it has a significantly wide catchment area and has attracted national retailers to locate at this centre.
Potential Sites/Opportunity for Change
The centre was remodelled in 2011 to accommodate a number of smaller units and a new Marks and Spencer’s store.
Boundary Review
A representation was received during the draft DAP consultation regarding the designation of Kingston Park District Centre and the potential to extend the designation to include the adjacent retail parks.
Belvedere Retail Centre adjoins the centre to the south east of Kingston Park and is considered to be an edge of centre site. Belvedere Retail Park provides shopping facilities, including Matalan, Tk Maxx which complement Kingston Park District Centre. Belvedere Retail Park is well connected to the existing district centre, via Belvedere Parkway, which encourages linked trips between the two. In addition, a number of smaller units have been developed at this site, comprising Costa Coffee, with an outdoor seating area, Domino’s and EE, increasing the range, choice and diversity of retail facilities.
As such it is recommended that this is included in the retail boundary.
Kingston Retail Park to the south of Belvedere Retail Park comprises four large warehouse retailers with surface car parking. The access to this retail park is separate to that of Belvedere Park and the Kingston Park Retail Centre. As such it is considered that this operates separately to the other sites.
In addition, the boundary of Kingston Park District Centre should be revised to remove the care home from within it.
Following on from these recommendations future health checks should reflect this revised boundary.
Pedestrian Flow
Our visual observations at the time of our site visit (Tuesday morning) were that pedestrian flows were steady.
Environmental Quality
The quality of the buildings in Kingston Park is good. The new Marks and Spencer and smaller retail units were of good quality and appear to be well used. Noise levels at the centre are high, due to the large number of vehicles/traffic in the vicinity and the metro line adjacent to the centre. The quality of the roads and paving is good. The greenery at the centre has improved, with established planting and trees in the verges adjacent to the roads and parking areas.
Safety Perception and Crime
Kingston Park District Centre is a busy centre and the general feeling of safety was good as there was a large amount of natural surveillance. However, there is also significant traffic movement in the area which creates the potential for accidents. Overall the perception of safety at Kingston Park was good.
Comments…Kingston Park is a high performing District Centre.
The centre has a high footfall, excellent accessibility, serves a wide catchment area and has a good range of convenience and comparison goods available. The centre includes a number of national multiples, however, it has a smaller range of services compared to other district centres and does not have a bank or post office. The centre is dominated by large units, in particular the Tesco Extra superstore (15,900 square metres net retail floorspace), which includes a number of smaller sub-units. The redevelopment of the original shopping precinct does include a number of smaller units which have been occupied by Greggs and an Optician.
Vitality and Viability Health Check: Newburn
Date of site visit: 24 May 2016 Status: Local Centre Total Number of Units: 20 Total Number of Vacant Units: 3 (15%)
Key Attractions: Bank, Newsagent, general dealers.
Centre Summary
Newburn centre is located on the A6085, approximately 10km west of Newcastle City Centre. Newburn is the second furthest retail centre from Newcastle City centre after Throckley. Newburn primarily serves the semi-rural village of Newburn, forming part of the Newcastle conurbation.
Diversity of Uses
Land Use Number of Occupied Percentage % Units (2016) (Approximate) Convenience 2 12 Comparison 3 18 Service Retail 3 18 Service 7 41 Other Uses 2 12 TOTAL 17 100
Service uses dominate at Newburn Local Centre with 41% of units occupied for this use including a bank, beautician, hot food takeaway and a café. The vacancy rate at the centre has remained the same from the previous 2012 with 3 units currently vacant.
Use Class and Number of Units
Use Class Number of Occupied Percentage % Units (2016) (Approximate) A1 8 47 A2 1 6 A3 1 6 A5 2 12 B1 2 12 Sui Generis 3 18 TOTAL 17 100
The dominant use class at Newburn Local Centre is A1 shops with 47% of all units occupied for this use including a newsagent, hairdressers and a general dealers. Although the vacancy rate has stayed the same, the units which have been lost have had a negative impact on the vitality and viability of the centre, including the closure of Barclays Bank, the post office and a bakery. This has significantly impacted on the offer in this centre, which was previously considered to be a high performing centre.
Estimated Rental Levels
No data is available for rental levels or turnover at Newburn Local Centre.
Accessibility
Newburn can be accessed either via car or bus. The main arrival point to Newburn Local Centre from Newcastle City Centre is via the A6085 by either car or bus. There are two bus routes through the centre, one route takes passengers directly into the City Centre and the other takes passengers into Westerhope and Cowgate before reaching the City Centre, with bus stops for both routes located on the main road. Public transport to Newburn is relatively frequent with buses accessing the centre approximately every 10 minutes (with a half hourly service to Cowgate). There is no dedicated car parking provision for the centre, but on-street parking is available. Overall, accessibility in Newburn is good.
Potential Sites/Opportunity for Change
There is a large attractive former Public House building within the boundary of the retail centre. Planning permission was granted in 2014 for the conversion of the building to form 9 residential units and in 2015 planning permission was granted for a change of use to Doctor’s surgery and pharmacy. To date, neither proposal has come forward.
Pedestrian Flow
Pedestrian flows at the time of the site visit (Tuesday lunchtime) were quiet.
Environmental Quality
The quality of the buildings is average, with some units more attractive than others. There were lots of parked cars at the time of the visit and the centre lacks greenery.
Safety Perception and Crime
The environmental quality at Newburn Local Centre was considered to be average, there was some evidence of graffiti at the centre. However, the overall perception of crime was low. The centre is adjacent to a road and there are opportunities for natural surveillance.
Comments…
Efficient Centre
Newburn Local Centre has lost a couple of key services including a Bank and Post Office and the overall environmental quality of the centre has deteriorated since the last Health Check in 2012. The centre is therefore no longer considered to be high performing and instead is considered to be efficient.
Vitality and Viability Health Check: Newton Place
Date of site visit: 29 September 2016 Status: Local Centre Total Number of Units: 8 Total Number of Vacant Units: 1 (13%)
Key Attractions: Post Office, Co-op, Library, Convenience Store
Centre Summary
Newton Place local centre is located approximately 4km to the north east of Newcastle City Centre. The majority of the centre is council owned and managed. The centre comprises a 1930s small parade of shops. The centre includes a library to the rear of the shops and a children’s Sure Start centre.
Diversity of Uses
Land Use Number of Occupied Percentage % Units (2016) (Approximate) Convenience 3 43 Comparison 0 0 Service Retail 1 14 Service 2 29 Other Uses 1 14 TOTAL 7 100
Newton Place has a very strong convenience offer with 43% of all units occupied for this use. Service uses follow occupying 29%.
Use Class and Number of Units
Use Class Number of Occupied Percentage % Units (2016) (Approximate) A1 4 57 A2 0 0 A5 1 14 D1 1 14 SG 1 14 TOTAL 7 100
57% of units in the centre are devoted to retail units. As well as retailing units, the centre includes a library and Sure Start Children’s Centre. Again, service uses dominate the centre including a hot food takeaway and beauty salon. The centre is anchored by a co-op convenience store, library and post office.
Estimated Rental levels
No data is available for rental levels or turnover at Newton Place local centre.
Accessibility The centre can be accessed by public transport and car. The centre has restricted car parking available. It has a good walk-in catchment from the surrounding area.
Potential Sites/Opportunity for Change
There are no obvious opportunity sites or land available, other than the redevelopment of the existing units within the boundary of the centre.
Pedestrian Flow
Our visual observations at the time of our site visit (Thursday morning) were that pedestrian flows were quiet.
Environmental Quality
The environmental quality is average with some evidence of litter at the time of our site visit and some of the shop fronts are in need of modernisation.
Safety Perception and Crime
There is no published data, statistics and crime reduction initiatives specifically relating to this local area.
Comments…
Efficient Centre
From observations, the overall condition of the centre is good and is considered an efficient centre. The centre has a national multiple convenience store which anchors the centre.
Vitality and Viability Health Check: Raby Cross
Date of site visit: 29 September 2016 Status: Local Centre Total Number of Units: 6 Total Number of Vacant Units: 1 (17%)
Key Attractions: Convenience store, Byker Community Trust
Centre Summary
Raby Cross local centre is located approximately 2km to the east of the City Centre and forms part of the Grade II* listed Byker Wall area of the city. The centre is pedestrianised and is set back from Commercial Road. It primarily serves the local residents of the Byker Wall estate, which is local authority owned.
Land Use Number of Occupied Percentage % Units (2016) (Approximate) Convenience 1 20 Comparison 0 0 Service Retail 0 0 Service 2 40 Other Uses 2 40 TOTAL 5 100
Service uses and other uses which includes the Byker Community Trust dominate the centre with 40% respectively. The remaining use in the centre is a convenience store.
Use Class and Number of Units
Use Class Number of Occupied Percentage % Units (2016) (Approximate) A1 2 40 A2 1 20 A5 1 20 B1 1 20 TOTAL 5 100
A significant number of units are occupied by retail units, with 40% of units devoted to A1 uses. The former Byker Area Resource Centre remains vacant.
Estimated Rental levels
No data is available for rental levels or turnover at Raby Cross local centre.
Accessibility
The shopping centre is accessible by car and public transport. However, limited car parking is available at the centre and it is difficult to access. The majority of users arrive on foot from the surrounding residential area.
Potential Sites/Opportunity for Change
There are no obvious opportunity sites or land available.
Pedestrian Flow
Our visual observations at the time of our site visit (Thursday morning) were that pedestrian flows were quiet. Pedestrian activity was most evident within the vicinity of the convenience store.
Environmental Quality
The visual appearance of the centre is poor, it has poor quality street furniture and no green spaces.
Safety Perception and Crime
There is a high perception of crime in the centre due to security measures implemented by local businesses, including the use of barbed wire and anti-climb paint on the roof and walls of the buildings. These are not only unattractive but make the centre appear uninviting. Natural surveillance is poor.
Comments…
Centre at Risk
The overall condition of the centre is poor and uninviting. Whilst the centre does have a good convenience offer, it is in need of capital investment to improve the centre. The centre serves a predominantly walk-in catchment and provides a key service for a deprived community and despite being a centre at risk, it still has an important role in the retail hierarchy.
Vitality and Viability Health Check: Shields Road
Date of site visit: 28 October 2016 Status: District Centre Total Number of Units: 228 Total Number of Vacant Units: 37 (16%)
Key Attractions: Morrisons supermarket, Banks, Post Office, Library, swimming pool, customer service centre, number of independent and specialist traders.
Centre Summary
Shields Road is located approximately 2km east of Newcastle city centre. It primarily serves the communities of Byker, Heaton, Walker, and Walkergate. The centre is in close proximity to Chillingham Road District Centre and Heaton Road Local Centre, however these centres have differing markets and catchments. The centre serves a predominantly deprived neighbourhood and has a high vacancy rate at 16%.
Diversity of Uses
Land Use Number of Occupied Percentage % Units (2016) (Approximate) Convenience 16 8 Comparison 47 25 Service 76 40 Service Retail 25 13 Other Uses 27 14 TOTAL 191 100
The dominant use at Shields Road District Centre is service use occupying 40% of all units including hot food takeaways and book makers. Comparison goods retailers are the second most dominant use occupying 25% of units including a Wilkinsons Hardware store, a number of charity shops and furniture stores.
Use Class and Number of Units
Use Class Number of Occupied Percentage % Units (2016) (Approximate) A1 89 47 A2 20 10 A3 13 6 A4 7 4 A5 13 6 B1 10 5 B2 10 5 B8 4 3 Sui Generis 25 14 TOTAL 191 100 The dominant use class at the centre is A1 (shops) occupying 47% of all uses including a large supermarket, post office, hairdressers, florist and a number of independent retailers for example a butchers and greengrocers.
The remaining units are occupied by a number of different uses including hot food takeaways, banks, book makers and non-retail uses including a customer service centre and library.
Estimated Rental levels
No data is available for rental levels or turnover at Shields Road District Centre.
Accessibility
Shields Road can be accessed on foot, by bus, metro and car. There are numerous bus stops located along Shields Road with buses passing through the centre approximately every 3 minutes. The metro station at Byker is located to the south of the centre. Car parking is also available at Morrisons supermarket and adjacent to the library and swimming pool.
Potential Sites/Opportunity for Change
Shields Road District Centre is a significant size and comprises a traditional linear centre with new development schemes incorporated within it, including the Morrisons supermarket, and gala bingo. Any future development within the centre would have to involve demolition and redevelopment of existing units.
Boundary Review
The boundary of the centre is significantly large and includes the southern end of Heaton Road. Many of the units in this area of the centre are specialist services, with few active frontages and do not meet the day to day needs of the local population for example offices and an Orthodontics. It is recommended that the boundary of the centre is revised to remove Heaton Road. Following on from this recommendation future health checks should reflect this revised boundary.
Newcastle Shopping Park is situated to the east of the District Centre. It is not considered that this shopping park should be included in the boundary of Shields Road District Centre as it functions separately to the district centre, is physically separated by busy roads and comprises large retail units and a large surface car park. Newcastle Shopping Park does not include a range of uses typically associated with a District Centre for example service uses. In addition, the scale of the centre would be considerably large if this shopping park was included.
Pedestrian Flow
Our visual observations at the time of our site visit (Friday morning) were that pedestrian flows were steady.
Environmental Quality
The quality of the buildings at Shields Road is improving. The occupied units are generally of average quality and some are well maintained. However, a number of the vacant units are in poor quality with evidence of graffiti and vandalism and a number of the first floors above retail units are also poorly maintained.
Safety Perception and Crime
The general feeling of safety was average. Some areas of the centre have good natural surveillance, with CCTV in operation. However the quieter areas of the centre, including the walkway through to the metro are less overlooked and do not feel as safe compared to the main high street.
Comments…
Centre at Risk
Shields Road remains a centre at risk despite its good accessibility. It is the largest district centre and also has the highest vacancy rate at 16%, although this is improving. The environmental quality of the centre is quite poor, with a number of untidy buildings, particularly at first floor and evidence of litter and graffiti. The centre serves a deprived catchment and caters for the lower end convenience goods market with a significant number of lower order and discount operators.
Vitality and Viability Health Check South Gosforth
Date of site visit: 29 September 2016 Status: Local Centre Total Number of Units: 30 Total Number of Vacant Units: 3 (10%)
Key attractions: Pharmacy, number of independent retailers, Sainsburys Local
Centre Summary
The linear centre of South Gosforth extends approximately 500m along Station Road, a busy radial route to the north of Newcastle. The majority of shops are accommodated in traditional shop units on both sides of the road with either storage or residential at first floor.
Diversity of Uses
Land Use Number of Occupied Percentage % Units (2016) (Approximate) Convenience 1 4 Comparison 5 19 Service Retail 10 37 Service 11 41 TOTAL 27 100
The dominant use in South Gosforth local centre is service uses accounting for a total of 41%, which includes a number of cafés and hot food takeaways. The convenience goods retailing offer is limited, although there is a Sainsburys Local adjacent to the centre.
Use Class and Number of Units
Use Class Number of Occupied Percentage % Units (2016) (Approximate) A1 16 59 A3 4 15 A4 1 4 A5 5 19 SG 1 4 TOTAL 27 100
There are a total of 30 units within the local centre, and the majority of units are occupied by A1 uses, (59%); there are also a significant number of hot food takeaways (19%).
Estimated Rental levels
No data is available for rental levels or turnover at South Gosforth local centre.
Accessibility
The shopping centre is accessible by car and public transport with South Gosforth Metro station in close proximity. The centre has limited off-street parking and on- street parking is only available on surrounding residential streets, which are already congested. The Sainsburys Local adjacent to the centre has a dedicated car park.
Potential Sites/Opportunity for Change
There are no obvious opportunity sites or land available within the existing boundary of the retail centre.
Boundary Review
A Sainsburys Local and a Majestic Wine retailing units are located to the edge of South Gosforth local centre. The Sainsburys Local acts as a key anchor to this centre serving the local population and it is considered that the boundary of the centre should be amended to include these retailing units. Future health checks should reflect this revised boundary.
Pedestrian Flow
Our visual observations at the time of our site visit (Tuesday afternoon) were that pedestrian flows were quiet. The centre has a number of hot food takeaways which are closed during the day, which consequently impacts on footfall and reduces the number of active frontages in the centre.
Environmental Quality
The centre has a strong representation of service uses including a number of hot food takeaways. South Gosforth local centre therefore has a number of dead frontages which impacts on the visual appearance of the centre. However, there are a few examples of well-presented shop fronts. Overall the shop frontages on the southern side of Station Road are better presented compared to those on the northern side.
There are also differences in terms of the quality of the streetscape – at the western sector the paving is generally wide, tidy and even, but situated on a steep slope. Also within this sector is a large grass verge, which is the only area of greenery. In addition, there is provision of street furniture, including benches, bins etc. Within the eastern sector the paving is narrower, and there is no street furniture or greenery.
Safety Perception and Crime
There is no published data, statistics and crime reduction initiatives specifically relating to this local area. The centre is on a busy radial route and natural surveillance is therefore considered to be good.
Comments…
Efficient Centre
South Gosforth is an efficient centre. The centre has a strong representation of service uses including a number of hot food takeaways and although service uses dominate, the centre does include a number of shops which serve the needs of the local population.
Vitality and Viability Health Check Stanhope Street
Date of site visit: 5 December 2016 Status: Local Centre Total Number of Units: 41 Total Number of Vacant Units: 5 (12%)
Key Attractions: greengrocers, Iceland, number of specialist independent traders
Centre Summary
Stanhope Street local centre is located to the west of Newcastle City Centre. It primarily serves the communities of Arthur’s Hill and Fenham and is located in Fenham ward. The centre is close to West Road District Centre and has a distinct retailing offer including a number of wholesale shops.
Diversity of Uses
Land Use Number of Occupied Percentage % Units (2016) (Approximate) Convenience 8 22 Comparison 7 19 Service Retail 11 31 Service 10 28 Other Uses 0 0 TOTAL 36 100
The centre has a strong retailing offer with convenience, comparison and service retail uses present including a greengrocers, ladies clothes retailer, mobile phone accessories and hairdressers. The centre also has a strong service use occupying 28% of all units including a number of hot food takeaways.
Use Class and Number of Units
Use Class Number of Occupied Percentage % Units (2016) (Approximate) A1 26 72 A2 2 6 A3 2 6 A5 5 14 SG 1 3 TOTAL 36 100
Use Class A1 (retail) is the dominant use at this centre, occupying 72% of all units. Hot food takeaways are also strongly represented occupying 14% of all units at the centre.
Estimated Rental levels
No data is available for rental levels or turnover at Stanhope Street local centre.
Accessibility
Stanhope Street can be accessed on foot, by public transport and car. The centre has very good accessibility by public transport with a number of bus stops throughout the centre. There is provision for cyclists. Car parking at the centre is limited to designated bays. The Iceland store has a small dedicated car park.
Potential Sites/Opportunity for Change
There are no obvious opportunity sites or land available, other than the redevelopment of the existing units within the boundary of the centre.
Boundary Review
The Stanhope Street local centre includes a section which is largely comprised of residential dwellings and it is therefore recommended that the boundary is revised to exclude these areas. Following on from this recommendation future health checks should reflect this revised boundary.
Pedestrian Flow
Our visual observations at the time of our site visit (on a Monday morning) were that pedestrian flows were quiet.
Environmental Quality
Environmental improvements were completed in 2011 including new sculptures and paving which greatly improved the environmental quality of the centre. However, traffic levels remain quite high with a number of buses passing through the centre. There was also a lot of litter at the time of visit.
Safety Perception and Crime
There is no published data, statistics and crime reduction initiatives specifically relating to this local area.
Comments…
Stanhope Street is an efficient centre
Stanhope Street is considered to be an efficient centre, serving the needs of the local population, albeit the offer is relatively limited to service uses and specialist retailers.
Vitality and Viability Health Check Throckley
Date of site visit: 24 May 2016 Status: Local Centre Total Number of Units: 32 Total Number of Vacant Units: 6 (19%)
Key Attractions: Sainsburys, Post Office, Pharmacy, Convenience stores
Centre Summary
Throckley local centre is located in an urban village settlement which borders Newcastle green belt and is within close proximity to Newburn and Lemington. The centre primarily serves the local population due to its location 6.8 miles west of the city centre region of Newcastle.
Diversity of Uses
Land Use Number of Occupied Percentage % Units (2016) (Approximate) Convenience 4 15 Comparison 0 0 Service Retail 7 27 Service 12 46 Other Uses 3 12 TOTAL 26 100
The dominant use at this centre is service uses occupying 46% of all uses, which includes a mortgage broker and hot food takeaways.
Use Class and Number of Units
Use Class Number of Occupied Percentage % Units (2016) (Approximate) A1 13 50 A2 1 4 A5 2 8 B1 3 12 B2 3 12 D1 1 4 SG 3 12 TOTAL 26 100
Use Class A1 (retail) is the dominant use at this centre, occupying 50% of all units, this includes a Sainsburys supermarket and small convenience stores.
Estimated Rental levels
No data is available for rental levels or turnover at Throckley local centre.
Accessibility
Throckley can be accessed via bus and car. A frequent bus service passes through Throckley approximately every 10 minutes before going to Newburn and Lemington. Bus stops are found throughout the centre, both on the high street and at the supermarket.
There is some car parking provision at the supermarket but parking is prohibited on the main high street. It is easy to cycle due to low traffic levels but again there are no provisions for storing bikes.
Potential Sites/Opportunity for Change
There are no obvious opportunity sites or land available, other than the redevelopment of the existing units within the boundary of the centre.
Pedestrian Flow
Our visual observations at the time of our site visit (Tuesday morning) were that pedestrian flows were quiet. Pedestrian activity was most evident within the vicinity of the Sainsburys supermarket.
Environmental Quality
The visual appearance of the centre is poor, with poor quality buildings on the main street. Despite being on a main road, this centre is quiet with little traffic passing through. Landscaping is poor, with no greenery apart from by the main roundabout.
Safety Perception and Crime
There is no published data, statistics and crime reduction initiatives specifically relating to this local area. The centre feels safe even though it is run down with few key attractions to draw people in to the centre. There is no evidence of a high crime rate which means the centre could potentially become a higher performing centre.
Comments…
Efficient Centre
The Sainsburys supermarket is the key attraction at Throckley, however the low footfall on the high street shows that currently shoppers are not being drawn into the rest of the centre. The centre lack related uses, for example cafes and restaurants that would increase dwell time within the centre and provide additional vitality.
Vitality and Viability Health Check Two Ball Lonnen
Date of site visit: 7 December 2016 Status: Local Centre Total Number of Units: 29 Total Number of Vacant Units: 1 (3%)
Key Attractions: Nisa Convenience Store, Post Office, Pharmacy.
Centre Summary
Two Ball Lonnen local centre is located approximately 4km from the city centre, in the west end of Newcastle. Two Ball Lonnen connects the West Road with Cowgate roundabout and is therefore a busy route. The centre is on the western side of Two Ball Lonnen surrounded by residential.
Diversity of Uses
Land Use Number of Occupied Percentage % Units (2016) (Approximate) Convenience 4 14 Comparison 5 18 Service Retail 6 21 Service 12 43 Other Uses 1 4 TOTAL 28 100
Service uses are the most prevalent at Two Ball Lonnen occupying 43% of all units at the centre including a number of hot food takeaways. Convenience goods retailing only occupies 14% of all units, however, this does include a Nisa Local convenience store.
Use Class and Number of Units
Use Class Number of Occupied Percentage % Units (2016) (Approximate) A1 16 57 A2 3 11 A3 3 11 A5 5 18 SG 1 4 TOTAL 28 100
Use Class A1 (shops) is the dominant use class occupying 57% of all units including a post office, pharmacy and small convenience store.
Estimated Rental levels
No data is available for rental levels or turnover at Two Ball Lonnen local centre.
Accessibility
Two Ball Lonnen can be accessed on foot, public transport and car. There are frequent bus services with bus stops located throughout the centre. Parking is restricted to on-street only. Although there is a gym with a dedicated car park. There is no provision for cyclists.
Potential Sites/Opportunity for Change
There is a service car park between two retailing units, however, this car park serves local businesses and also provides access to these units including Newcastle Plumbing and Bath Centre.
Pedestrian Flow
Our visual observations at the time of our site visit (on a Wednesday afternoon) were that pedestrian flows were quiet.
Environmental Quality
The environmental quality is poor. While some of the retailing units are well presented, a significant number are of average or poor quality. There is limited street furniture and unattractive bollards. The centre is situated on a busy road, and therefore traffic and associated noise levels are high.
Safety Perception and Crime
There is no published data, statistics and crime reduction initiatives specifically relating to this local area.
Comments…
Centre at Risk
Two Ball Lonnen is considered to be a centre at risk. The centre is on a busy road and the environmental quality is poor. The offer is also relatively limited. The centre is close to Morrisons Supermarket, therefore the opportunity to attract additional food retailers may be limited.
Vitality and Viability Health Check: Walkergate, Shields Road
Date of site visit: 9 December 2016 Status: Local Centre Total Number of Units: 8 Total Number of Vacant Units: 0
Key Attractions: Post Office, independent retailers
Centre Summary
Walkergate, Shields Road local centre is situated to the east, approximately 3km to the east of the City Centre. The centre constitutes a small number of shops located around a junction of Shields Road, Coutts Road and Benfield Road. The centre has a localised catchment. A Lidl convenience store is located to the west of the centre, approximately 200 metres away.
Diversity of Uses
Land Use Number of Occupied Percentage % Units (2016) (Approximate) Convenience 1 13 Comparison 0 0 Service Retail 3 38 Service 4 50 Other Uses 0 0 TOTAL 8 100
The centre has a strong service offer with 4 units, occupying 50% of all units.
Use Class and Number of Units
Use Class Number of Occupied Percentage % Units (2016) (Approximate) A1 5 63 A2 0 0 A4 2 25 A5 1 13 TOTAL 8 100
The dominant use at the centre is use class A1 (shops), with 63% of the units occupied by retailers including a Best One and a sandwich shop.
Estimated Rental Levels
No data is available for rental levels or turnover at Walkergate, Shields Road Local Centre.
Accessibility
The centre is served by public transport, including Walkergate Metro station. The centre also has a good walk-in catchment. Due to the location of the centre on a busy road junction, the centre has limited car parking available on street. However, provision for car parking is available in the Railway Hotel Public House to visiting patrons, and Lidl store also has a car park, which is within walking distance of the centre.
Potential Sites/Opportunity for Change
There are opportunities to redevelop sites adjacent to the boundary of the centre, however, it is likely that these sites will come forward for housing rather than retail development.
Boundary Review
A site to the east of Woolsington Hotel Public House is identified as a site which is likely to come forward for residential use, as such it is recommended that the retail boundary is revised to exclude this area. It is recommended that the new Lidl store is included in the retail centre as it provides a vital convenience offer. Following on from this recommendation future health checks should reflect this revised boundary.
Pedestrian Flow
Our visual observations at the time of our site visit (late Friday afternoon) were that pedestrian flows were quiet.
Environmental Quality
The shop fronts in the centre are in reasonable condition. However, the vacant site on the corner of Shields Road and Coutts Road is untidy, with some litter visible and an unattractive palisade fence around the site. The centre has no street furniture or green spaces.
Safety Perception and Crime
There is no published data, statistics and crime reduction initiatives specifically relating to this local centre. The centre is not monitored by CCTV, but has good all round surveillance during the day.
Comments…
Walkergate is a centre at risk.
From observations, the overall condition of the centre is poor, with a limited retail offer. However, the centre does benefit from being close to Walkergate Metro station and there is a Lidl foodstore within walking distance.
Vitality and Viability Health Check Wansbeck Road
Date of site visit: 8 December 2016 Status: Local Centre Total Number of Units: 16 Total Number of Vacant Units: 0
Key Attractions: Asda Supermarket, Co-op Supermarket, pharmacy.
Centre Summary
Wansbeck Road local centre is located approximately 6km north of Newcastle close to Wansbeck Road Metro. The centre serves the local communities of Fawdon, West Gosforth and Coxlodge.
Diversity of Uses
Land Use Number of Occupied Percentage % Units (2016) (Approximate) Convenience 2 12 Comparison 4 25 Service Retail 3 19 Service 7 44 Other Uses 0 0 TOTAL 16 100
The dominant use class at Wansbeck Road local centre is service uses occupying 44% of all units, this includes a significant number of hot food takeaways. Although only 12% of units are occupied for convenience goods retailing, this does include Asda and Co-op supermarkets.
Use Class and Number of Units
Use Class Number of Occupied Percentage % Units (2016) (Approximate) A1 10 62 A2 1 6 A3 1 6 A5 3 19 SG 1 6 TOTAL 16 100
Use class A1 (retail) is most prevalent, occupying 62% of all units including two supermarkets, a pharmacy, hairdressers and a sandwich shop. (A5 Hot Food Takeaways) are also strongly represented, occupying 19% of all units at the centre.
Estimated Rental levels
No data is available for rental levels or turnover at Wansbeck Road local centre.
Accessibility
Wansbeck Road is accessible by foot, public transport (bus and metro) and by car. The centre has dedicated parking, with parking bays adjacent to the retail units and Asda supermarket has a car park. There is no dedicated cycle provision, but there are railings available which could be used by cyclists.
Potential Sites/Opportunity for Change
There are no obvious opportunity sites or land available, other than the redevelopment of the existing units within the boundary of the centre.
Pedestrian Flow
Our visual observations at the time of our site visit (on a Thursday afternoon) were that pedestrian flows were steady.
Environmental Quality
The environmental quality of the centre is good. The shops units are well maintained and the paving is generally in good condition, with no obvious signs of litter.
There are 3 A5 units within Wansbeck Road, which are located adjacent to each other. These are shuttered during the daytime, resulting in an area of dead frontage. However greenery and landscape provision is good, with greenery to the front of the centre.
Safety Perception and Crime
There is no published data, statistics and crime reduction initiatives specifically relating to this local area.
Comments…
Efficient Centre
Wansbeck Road is considered to be an efficient centre. The centre has two convenience stores which anchor the centre. The centre also has no vacancies, and is considered to serve the needs of its local population. Green space within the centre is good.
Vitality and Viability Health Check Welbeck Road
Date of site visit: 7 December 2016 Status: Local Centre Total Number of Units: 39 Total Number of Vacant Units: 4 (10%)
Key Attractions: Post Office, St Martins Centre, Convenience stores
Centre Summary
Welbeck Road local centre is located approximately 3k east of Newcastle City Centre. Welbeck Road comprises a linear centre which enlarges outwards at the junction with Roman Avenue and St. Anthony’s Road at the eastern end of the centre. It serves the community of Walker in the east end of Newcastle.
Diversity of Uses
Land Use Number of Occupied Percentage % Units (2016) (Approximate) Convenience 10 29 Comparison 4 11 Service Retail 10 29 Service 7 20 Other Uses 4 11 TOTAL 35 100
Convenience and Service Retail uses are the most prevalent at Welbeck Road, occupying 29% respectively of all units at the centre.
Use Class and Number of Units
Use Class Number of Occupied Percentage % Units (2016) (Approximate) A1 25 71 A2 2 6 A3 0 0 A5 5 14 D1 1 3 SG 2 6 TOTAL 35 100
Use Class A1 (shops) is the dominant use class occupying 71% of all units including a post office and a number of independent convenience stores. There are 5 hot food takeaway outlets at this centre, which accounts for 14% of all units.
Estimated Rental levels
No data is available for rental levels or turnover at Welbeck Road local centre.
Accessibility
Welbeck road can be accessed via bus and car. The main arrival point for Welbeck Road is via on-street car parking and bus stops located on Welbeck Road. A frequent bus service passes through Welbeck Road approximately every 10 minutes. Pedestrian crossings are spaced out throughout the centre but it is considered that there are adequate numbers in relation to the number of people using the centre. Overall, accessibility in Welbeck Road was good.
Potential Sites/Opportunity for Change
There are no obvious opportunity sites or land available, other than the redevelopment of the existing units within the boundary of the centre.
Boundary Review
It is recommended that the boundary is revised to exclude a small section of residential dwellings at the western end of the centre. Future health checks should reflect this revised boundary.
Pedestrian Flow
Our visual observations at the time of our site visit (Wednesday morning) were that pedestrian flows were quiet.
Environmental Quality
The quality of the buildings are generally poor, with vacant buildings in a state of decline. The building quality improves at the eastern end of Welbeck Road, towards the roundabout, where most units were occupied. There is no greenery or landscaping. Overall the environmental quality of the centre was average.
Safety Perception and Crime
There is no published data, statistics and crime reduction initiatives specifically relating to this local area. The general feeling of safety in the centre was average. This was due to the fairly low footfall in the centre and the shops being spread out and of poor quality. However, there was quite good car and bus flow on Welbeck Road which meant there was increased surveillance. Low levels of parked cars and traffic means that there was not a big problem with safety crossing the main high street.
Comments…
Centre at Risk
Welbeck Road is a centre at risk despite having a range of shops and services to serve the local community and good accessibility. This is due to poor quality buildings and fairly low levels of pedestrian flow.
Vitality and Viability Health Check: West Road
Date of site visit: 28 October 2016 Status: District Centre Total Number of Units: 90 Total Number of Vacant Units: 8 (9%)
Key Attractions: Post Office, Banks, number of specialist and independent traders.
Centre Summary
West Road District Centre is located on the A186, one of the main radial routes into the city, approximately 3km west of the city centre. It primarily serves the communities of Fenham, Wingrove and Elswick. It is also close to Adelaide Terrace District Centre, which lies to the south of West Road on the B6328. The former Newcastle General Hospital site is allocated for retail use in the Benwell Scotswood Area Action Plan (BSAAP). However, a planning application for a new Tesco superstore was refused after a legal agreement was never completed. Tesco has curtailed their expansion plans and consequently this site is unlikely to come forward for a significant retail scheme.
Diversity of Uses
Land Use Number of Occupied Percentage % Units (2016) (Approximate) Convenience 12 15 Comparison 16 20 Service 37 45 Service Retail 15 18 Other Uses 2 2 TOTAL 82 100
The dominant use at West Road District Centre is service uses occupying 45% of all units at the centre including a number of hot food takeaways, estate and letting agents. Only 15% of units are occupied for convenience goods retailing, all of which are independent traders.
Use Class and Number of Units
Use Class Number of Occupied Percentage % Units (2016) (Approximate) A1 41 50 A2 20 24 A3 2 2 A5 10 12 B1 3 4 Sui Generis 6 7 TOTAL 82 100
The dominant use class at the centre is A1 (shops) occupying 50% of all units including hairdressers, florist, optician as well as a number of comparison goods retailers for example phone accessory and phone repair shops.
Estimated Rental levels
No data is available for rental levels or turnover at West Road District Centre.
Accessibility
West Road can be accessed on foot, by public transport and by car. The centre is served by 9 different bus routes, most taking passengers to the city centre. The frequency of buses range from every 10 minutes to one an hour. There is no car parking provision at West Road other than on-street parking.
Potential Sites/Opportunity for Change
The majority of units at West Road are traditional terraced properties with retail at ground floor and other uses including storage and residential above. The surrounding area is characterised by terraced and semi-detached properties. Opportunities for change/redevelopment would involve redevelopment of existing sites within the centre. There are a number of vacant properties in the centre as well as newly developed retail floorspace available to let.
Boundary Review
It was intended that the proposed Tesco scheme would represent an extension to the existing West Road centre. However, this development has not been implemented to date and, given the scaling back of Tesco’s store development programme, it is now unlikely to proceed. Minor boundary amendments are recommended to reflect recent planning applications. The Beacon, a conference and events centre represents a community asset and is considered an appropriate use within a centre, as such it is recommended that this is included in the retail boundary.
Following on from this recommendation future health checks should reflect this revised boundary.
Pedestrian Flow
Our visual observations at the time of our site visit (Friday Lunch time) were that pedestrian flows were steady.
Environmental Quality
The quality of the buildings at West Road varies. Some are of good standard with attractive and well maintained shop fronts, others are poorly maintained and detract from the street scene. West Road is one of the main routes into the city centre and consequently, traffic levels and associated noise are high.
Safety Perception and Crime
West Road has good natural surveillance from passing traffic. West Road is one of the main routes into the city from the West and is therefore busy for significant periods throughout the day and evening.
Comments…
Centre at Risk
Although West Road District Centre has a low vacancy rate at 9% the centre is deemed to be at risk. The overall environmental quality is poor and the retailing offer is weakened, particularly now that the Tesco superstore which would have performed an anchor role for this centre is now unlikely to come forward. The centre would benefit from a greater convenience goods offer.
Vitality and Viability Health Check: Westerhope
Date of site visit: 24 May 2016 Status: Local Centre Total Number of Units: 23 Total Number of Vacant Units: 1 (4%)
Key Attractions: Post Office, Pharmacy, Asda
Centre Summary
Westerhope Local Centre is located approximately 5km to the north west of the City Centre in the ward of Westerhope. The centre extends approximately 500m along the busy Stamfordham Road, one of the main radial routes into Newcastle-upon- Tyne. The centre therefore attracts a good proportion of passing trade.
The centre has over 2,000sq.m net of floorspace which is largely as a result of the predominance of convenience goods floorspace. The centre has a good retailing mix which includes a number of national multiples for example Asda and Aldi which anchor the centre.
Diversity of Uses
Land Use Number of Occupied Percentage % Units (2016) (Approximate) Convenience 6 27 Comparison 1 5 Service Retail 6 27 Service 8 36 Other Uses 1 5 TOTAL 22 100
The dominant use in Westerhope local centre is convenience goods retailing accounting for 29% of all uses at the centre. In particular the centre is anchored by Netto and Aldi food stores. The centre also has a strong service sector, with a combined total of 50% of uses devoted to service provision. Of this total, 25% is for service retailing uses including three hairdressers. The centre has no comparison goods retailing, and has a low vacancy rate.
Use Class and Number of Units
Use Class Number of Occupied Percentage % Units (2016) (Approximate) A1 14 64 A2 3 14 A5 2 9 B1 2 9 SG 1 5 TOTAL 22 100
The strength of the use class A1 (retail) is confirmed in floorspace with 14 units, occupying 64% of all units.
The centre has two hot food takeaway outlets. The centre also has a medical centre, which provides a vital community service and encourages linked trips.
Estimated Rental Levels
No data is available for rental levels or turnover at Westerhope Local Centre.
Accessibility
Westerhope local centre benefits from being in close proximity to a good surrounding road network. The shopping centre is accessible by car and public transport. Public car parking is available at certain points along Stamfordham Road and both Asda and Aldi supermarkets provide off-street parking.
Stamfordham Road is a busy radial route into Newcastle-upon-Tyne and benefits from a petrol filling station. There are a number of pedestrian crossings providing access to shops on both sides of the road.
Potential Sites/Opportunity for Change
There are no obvious opportunity sites or land available within the centre
Pedestrian Flow
Our visual observations at the time of our site visit (late Tuesday morning) were that pedestrian flows were steady.
Environmental Quality
There are some good examples of high quality shop fronts, with little evidence of litter and no graffiti. The shopping environment is pleasant with an attractive streetscape and good lighting.
Safety Perception and Crime
There is no published data, statistics and crime reduction initiatives specifically relating to this local centre.
The centre has good all round natural surveillance.
Comments…
High Performing Centre
Westerhope local centre is performing well given the number of national multiples including Boots the Chemist and two national multiple supermarkets, Netto and Aldi. The centre is located on a busy road network which attracts significant passing trade.
Vitality and Viability Health Check: Westgate Road
Date of site visit: 9 December 2016 Status: Local Centre Total Number of Units: 28 Total Number of Vacant Units: 1 (4%)
Key Attractions: Asda, Convenience stores, independent retailers
Centre Summary
Westgate Road local centre is located approximately 1.5km west of Newcastle City Centre. The surrounding area is predominately residential although Westgate Hill School and a number of industrial units are nearby. Principally, the centre comprises independent convenience good retailers, however, the key attractor in the centre is the national multiple Asda supermarket.
Diversity of Uses
Land Use Number of Occupied Percentage % Units (2016) (Approximate) Convenience 11 41 Comparison 6 22 Service Retail 2 7 Service 7 26 Other Uses 1 4 TOTAL 27 100
The dominant use is convenience goods, occupying of 41% of all units. This includes an Asda supermarket. The centre has a strong service sector and only one vacancy. Service uses are also strongly represented occupying 26% of all units at the centre.
Use Class and Number of Units
Use Class Number of Occupied Percentage % Units (2016) (Approximate) A1 19 70 A2 3 11 A3 1 4 A5 3 11 C1 1 4 TOTAL 27 100
The strength of the use class A1 (retail) is confirmed with 19 units, occupying 70% of all units dedicated to retail provision. The centre also has a medical centre, which provides a vital community service and encourages linked trips.
Estimated Rental Levels
No data is available for rental levels or turnover at Westgate Road Local Centre.
Accessibility
Accessibility to the local centre is good. It is on a key vehicular link into the City Centre which is also a key bus route and there are number of bus stops along Westgate Road. There is limited parking provision however, as the few on street parking spaces available are primarily used for residential parking. Asda does have an additional car park which provides parking for its visiting customers and nearby residents. It is an easily accessed from surrounding residential areas.
Potential Sites/Opportunity for Change
There is a vacant plot at the entrance to Gloucester Road that has potential for change, it is currently an area of open waste land.
Pedestrian Flow
Our visual observations at the time of our site visit (Friday afternoon) were that pedestrian flows were steady.
Environmental Quality
The environmental quality of the centre is poor. The paving has an untidy appearance and the shop fronts are unattractive and require updating. There is evidence of litter in the centre.
Safety Perception and Crime
There is no published data, statistics and crime reduction initiatives specifically relating to this local centre. However the centre has good all round natural surveillance.
Comments…
Efficient Centre
Although environmental quality of the centre is poor, the overall condition of the centre is good. Provision of convenience goods retailing is good including a supermarket and a high percentage of independent retailers.
Vitality and Viability Health Check: Whickham View
Date of site visit: 9 December 2016 Status: Local Centre Total Number of Units: 12 Total Number of Vacant Units: 0
Key Attractions: Post Office, Sainsburys Local, Pharmacy
Centre Summary
Whickham view local centre is located approximately 5km to the west of the city centre. The centre is based around a junction of two busy traffic routes, Whickham View and Denton Road. The retail provision is accommodated in traditional shop units with either residential or storage accommodation above.
Diversity of Uses
Land Use Number of Occupied Percentage % Units (2016) (Approximate) Convenience 3 25 Comparison 6 50 Service Retail 3 25 Service 0 0 Other Uses 0 0 TOTAL 12 100
Since the last health check, Comparison uses now dominate the centre with 6 uses, which occupies 50% of all units in the centre. Convenience and Service uses are also present and include a newsagents, chemists and Sainsburys Local convenience store. The centre also includes three hot food takeaway outlets which occupies 25% of units within the centre.
Use Class and Number of Units
Use Class Number of Occupied Percentage % Units (2016) (Approximate) A1 6 50 A2 1 8 A3 2 17 A5 3 25 TOTAL 12 100
The retail provision at Whickham View is centre on use class A1 (Shops), occupying 50% of all units. This includes a Sainsburys Local which acts as a vital anchor for this centre.
Estimated Rental Levels
No data is available for rental levels of turnover at Whickham View local centre.
Accessibility
The centre is not on a main radial route; however, it is accessible by public transport and car. Cark parking is mostly limited to on street parking.
Potential Sites/Opportunity for Change
There are no obvious opportunity sites other than the redevelopment of existing units.
Pedestrian Flow
Our visual observations at the time of our site visit (Friday afternoon) were that pedestrian flows were busy.
Environmental Quality
Whickham View is positioned adjacent to a roundabout, and is therefore severed by Whickham View and Denton Road. The majority of the units are occupied by independent traders (with the exception of Sainsburys) and generally, the shop fronts are of a good standard, with well-maintained signage.
The centre has a basic provision of street furniture, including litter bins and street lamps. There are no areas of green space within the centre and at the time of the site visit there was no evidence of litter or graffiti.
Safety Perception and Crime
There is no published data, statistics and crime reduction initiatives specifically relating to this centre.
Comments…
Efficient Centre
The centre is relatively small with a total of 12 units. The centre benefits from a Sainsburys Local Convenience store which forms a significant part of the centre, acting as a vital anchor for this centre. The centre is however dissected by a roundabout, which makes the pedestrian environment poor. Despite this, the environmental quality in terms of quality of buildings, lack of litter and graffiti is good. As such the centre is considered to be an efficient centre.
Vitality and Viability Health Check: Wretham Place
Date of site visit: 9 December 2016 Status: Local Centre Total Number of Units: 10 Total Number of Vacant Units: 5 (50%)
Key Attractions: Café, Independent retailers
Centre Summary
Wretham Place local centre is situated to the east of the City Centre in Shieldfield. The centre is council owned and managed. There is one nursery school and one primary school within 400m of the Wretham Place local centre.
The centre primarily serves a small walk-in catchment, including students from the near-by Northumbria University Halls of Residence. There is on-street parking available, but this is limited.
Diversity of Uses
Land Use Number of Occupied Percentage % Units (2016) (Approximate) Convenience 0 0 Comparison 0 0 Service Retail 2 40 Service 2 40 Other Uses 1 20 TOTAL 5 100
The dominant uses in Wretham Place are service retail and service, occupying 40% respectively of all units. Five of the units at the centre are vacant; this represents 50% of all units.
Use Class and Number of Units
Use Class Number of Occupied Percentage % Units (2016) (Approximate) A1 1 20 A2 1 20 A3 1 20 A5 1 20 SG 1 20 TOTAL 5 100
Of the occupied units at this centre, there is no use which is dominant at this centre. Whickham View centre includes a hot food takeaway and a community run café.
Estimated Rental Levels
No data is available for rental levels of turnover at Wretham Place local centre.
Accessibility Car parking is available opposite the centre, but it is limited and is predominately used by the tenants. The surrounding residential streets are permit parking only. There is a bus route within walking distance; however, the centre predominantly serves a walk-in catchment.
Potential Sites/Opportunity for Change
Opportunities for change/redevelopment would involve redevelopment of existing sites within the centre. There are a number of vacant properties in the centre.
Pedestrian Flow
Our visual observations at the time of our site visit (late Friday morning) were that pedestrian flows were quiet.
Environmental Quality
The shop fronts in the centre are in reasonable condition and well maintained. There is limited street furniture and the centre has a lot of hard landscaping. There is a small children’s play area opposite the centre. There centre is reasonably clean however there was evidence of graffiti at the time of the site visit.
Safety Perception and Crime
There is no published data, statistics and crime reduction initiatives specifically relating to this local centre.
Comments…
Centre at Risk
From observations, it is considered that Whickham View is a centre at risk, due to the high number of vacancies and lack of convenience stores.